Davie Fourplex with Value-Add
For Sale
$769,900
Pending
4725 SW 65th Ave, Davie, FL 33314
Fourplex in Davie, Florida, with value-add potential.
Property Size3,145 SF
Days on Market155
Property Features for 4725 SW 65th Ave
General Information
Standard status
Pending
Size
3,145 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$12,507
Building Details
Building Size
3,145 SF
Year Built
1972
Units
4
Listing Agency:
Media Realty
(954) 232-7714
Listed By:
Peter Dacko III · License #B26035471
(954) 232-7714
Source:
Elliman
Added: Mar 12
Changed: Aug 8
Last Checked: Aug 8 at 6:23AM
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 Media Realty
Investment Insights
Based on property information with market context.
This fourplex property, situated in Davie, Florida, offers approximately 3,145 square feet of living space. The property features a relatively new roof, installed two years ago. The unit mix includes three apartments with two bedrooms and one bathroom each, along with a studio apartment that does not have a kitchen. The property utilizes both central air conditioning and wall units for HVAC. One of the two-bedroom, one-bathroom apartments at the rear of the building includes a washer and dryer, a utility room, and a screened patio. The property is located in a quiet residential area, near Hardrock, Nova Southeastern University, and Broward College. The property is located in close proximity to Lange Park. The current potential gross income is $54,840, while the market rent potential gross income is $75,000. The property is being marketed as a value-add opportunity, with current rents reportedly below market rates. One of the two-bedroom, one-bathroom apartments is currently vacant and available for showings, while the other units are occupied and under lease.
Key Highlights
- Value‑add opportunity: Current income 50% below market rents with potential to increase PGI from $54,840 to $75,000.
- Prime Davie location in a quiet residential setting.
- Newer roof (two years old).
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
$34,616
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
4.50%
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%
$692,320
$692.3K
Cap Rate 7%
$494,514
$494.5K
Cap Rate 9%
$384,622
$384.6K
Market Conditions
NOI Build-Up for 3,145 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
$50.9K $16.20/SF
− Vacancy
−$1.5K −$0.48/SF
EGI
$49.5K $15.72/SF
− OpEx
−$14.8K −$4.72/SF
NOI
$34.6K $11.01/SF
Area
Davie, FL
Vacancy
2.94%
Lease Rate
$16.20 /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%
$692,320
Cap Rate 7%
$494,514
Cap Rate 9%
$384,622
Alternative Uses
Best Use
Multifamily LT 5
$494.5K
$432.7K – $576.9K
NOI $34,616 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$456.9K
$399.8K – $533.0K
NOI $31,981 @ 7.0% cap · market cap 4.15%
Theoretical Best
Warehouse
$596.3K
$521.7K – $695.7K
NOI $41,739 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
Explore this area
Business Placement
Demographics for 33314, FL
30,248
Population
12,041
Households
2.5
Avg Household Size
34
Median Age
30%
College-Educated
89%
High-School Grad
8.8 sq mi
ZIP Area
3,437
Density / Sq Mi
$63,791
Median Household Income
$36,733
Median Earnings
$2,034
Median Rent
$347,600
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 - Fourplex in Davie, Florida, with value-add potential.
Where is this quadplex located?
The property is located at 4725 SW 65th Ave Davie, FL.
What is the asking price?
The asking price for this property is $769,900.
What are key features of this property?
This property features: Value‑add opportunity: Current income 50% below market rents with potential to increase PGI from $54,840 to $75,000.; Prime Davie location in a quiet residential setting.; Newer roof (two years old).
