Hallandale Beach Fourplex
For Sale
$1,250,000
Pending
825 SW 10th St, Hallandale Beach, FL 33009
Well-maintained fourplex with income potential in Hallandale Beach.
Property Size3,330 SF
Days on Market275
Property Features for 825 SW 10th St
General Information
Standard status
Pending
Size
3,330 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$13,943
Building Details
Building Size
3,330 SF
Year Built
1985
Stories
2
Units
4
Listing Agency:
McKenzie Realty, LLC
(786) 683-6033
Listed By:
Tashina McKenzie · License #3313948
(786) 683-6033
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Jul 23 at 7:08AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of McKenzie Realty, LLC
Investment Insights
Based on property information with market context.
This fourplex in Hallandale Beach presents an investment opportunity. The property features four units, each containing two bedrooms and two bathrooms. Each unit is equipped with its own in-unit washer and dryer. Currently, two of the units are rented, generating immediate income. The ground-floor units are undergoing updates, intended to increase rental value and future returns. The property is located close to shopping, dining, and Interstate 95.
Key Highlights
- Fourplex in Hallandale Beach offers an excellent investment opportunity.
- Features four 2‑bedroom, 2‑bathroom units, appealing to tenants.
- Each unit includes an in‑unit washer and dryer.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$55,510
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.44%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,110,200
$1.1M
Cap Rate 7%
$793,000
$793.0K
Cap Rate 9%
$616,778
$616.8K
Market Conditions
NOI Build-Up for 3,330 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$83.9K $25.20/SF
− Vacancy
−$4.6K −$1.39/SF
EGI
$79.3K $23.81/SF
− OpEx
−$23.8K −$7.14/SF
NOI
$55.5K $16.67/SF
Area
Broward County, FL
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,110,200
Cap Rate 7%
$793,000
Cap Rate 9%
$616,778
Alternative Uses
Best Use
Multifamily LT 5
$793.0K
$693.9K – $925.2K
NOI $55,510 @ 7.0% cap · market cap 4.44%
Second Best
Apartment 5plus
$731.6K
$640.2K – $853.6K
NOI $51,213 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,261 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,533
Businesses Nearby
Explore this area
Business Placement
Demographics for 33009, FL
43,301
Population
31,020
Households
1.4
Avg Household Size
47
Median Age
36%
College-Educated
88%
High-School Grad
4.9 sq mi
ZIP Area
8,837
Density / Sq Mi
$48,196
Median Household Income
$33,928
Median Earnings
$1,576
Median Rent
$248,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Well-maintained fourplex with income potential in Hallandale Beach.
Where is this quadplex located?
The property is located at 825 SW 10th St Hallandale Beach, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Fourplex in Hallandale Beach offers an excellent investment opportunity.; Features four 2‑bedroom, 2‑bathroom units, appealing to tenants.; Each unit includes an in‑unit washer and dryer.
