Sweetwater Multifamily Investment
For Sale
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10805 SW 4th St, Sweetwater, FL 33174
Four-unit multifamily property in Sweetwater with long-term tenants.
Property Size3,708 SF
Price / SF$431.50
Days on Market622
Property Features for 10805 SW 4th St
General Information
Standard status
Active
Size
3,708 SF
Class
A
Property subtype
Multifamily
Zoning
3800
Net Operating Income
$93,564
Building Details
Year Built
1984
Stories
1
Units
3
Listing Agency:
Gabriela Rodino Group
(305) 338-5355
Listed By:
Gabriela Rodino · License #3375414
Source:
Crexi
Added: Dec 5, 2024
Changed: Aug 8
Last Checked: Aug 19 at 7:12AM
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 Gabriela Rodino Group
Investment Insights
Based on property information with market context.
This multifamily property features four units and is situated in Sweetwater, a primarily residential area located just north of Florida International University. The building has a total area of over 3600 square feet. The property is occupied by long-term tenants who have been in place for over 10 years. The gross operating income is $10,100 and the net operating income is $8,048. This property presents an investment opportunity, or the option to reside in one unit while renting out the remaining units. The property size is 3708 square feet.
Key Highlights
- Multifamily property featuring 4 units.
- Located in Sweetwater, near Florida International University.
- Long‑term tenants in place (over 10 years).
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
$61,812
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
3.86%
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%
$1,236,240
$1.2M
Cap Rate 7%
$883,029
$883.0K
Cap Rate 9%
$686,800
$686.8K
Market Conditions
NOI Build-Up for 3,708 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
$93.4K $25.20/SF
− Vacancy
−$5.1K −$1.39/SF
EGI
$88.3K $23.81/SF
− OpEx
−$26.5K −$7.14/SF
NOI
$61.8K $16.67/SF
Area
Miami-Dade 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%
$1,236,240
Cap Rate 7%
$883,029
Cap Rate 9%
$686,800
Alternative Uses
Best Use
Multifamily LT 5
$883.0K
$772.7K – $1.03M
NOI $61,812 @ 7.0% cap · market cap 3.86%
Second Best
Apartment 5plus
$814.7K
$712.8K – $950.5K
NOI $57,027 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$1.88M
$1.65M – $2.19M
NOI $131,686 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,189
Businesses Nearby
Explore this area
Business Placement
Demographics for 33174, FL
32,962
Population
11,474
Households
2.9
Avg Household Size
42
Median Age
29%
College-Educated
75%
High-School Grad
3.1 sq mi
ZIP Area
10,633
Density / Sq Mi
$59,599
Median Household Income
$30,210
Median Earnings
$1,786
Median Rent
$379,000
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 - Four-unit multifamily property in Sweetwater with long-term tenants.
Where is this quadplex located?
The property is located at 10805 SW 4th St Sweetwater, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Multifamily property featuring 4 units.; Located in Sweetwater, near Florida International University.; Long‑term tenants in place (over 10 years).
