Fort Lauderdale Multifamily Investment
For Sale
$950,000
730 NW 4th Ave, Fort Lauderdale, FL 33311
Four-unit property near Flagler Village with immediate income potential.
Property Size2,792 SF
Days on Market93
Property Features for 730 NW 4th Ave
General Information
Standard status
Active
Size
2,792 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$15,983
Building Details
Building Size
2,792 SF
Year Built
1949
Stories
1
Units
4
Listing Agency:
Southern Select Realty
(561) 806-8228
Listed By:
Jennifer Vigoa · License #3484492
(561) 806-8228
Source:
Elliman
Added: May 18
Changed: Aug 8
Last Checked: Aug 8 at 3:16PM
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 Southern Select Realty
Investment Insights
Based on property information with market context.
This four-unit multifamily property is located in a rapidly evolving neighborhood of Fort Lauderdale. The property is positioned minutes from Flagler Village, Brightline Fort Lauderdale Station, and Las Olas Boulevard, near redevelopment, lifestyle demand, and long-term appreciation drivers. Residents benefit from the convenience of proximity to Downtown Fort Lauderdale, major highways, dining, nightlife, shopping, beaches, and commuter access throughout South Florida. Three of the four units are currently occupied, providing immediate income. Each unit features a functional layout with updated flooring and refreshed interiors. Modern kitchen improvements include new cabinetry, countertops, and backsplash finishes. The property offers value-add potential with future upside and presents a strong long-term investment opportunity in an area where growth, development, and demand continue to reshape the future of Fort Lauderdale. The location has a walk score of 57, indicating it is somewhat walkable, and a bike score of 46, indicating it is somewhat bikeable, with a transit score of 29, indicating some transit options are available.
Key Highlights
- Income‑producing asset with 3 of 4 units occupied, providing immediate cash flow
- Located in a rapidly evolving, high‑demand rental location near Flagler Village, Brightline Station, and Las Olas Boulevard
- Value‑add potential with room to increase cash flow and maximize future returns
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
$46,542
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
4.90%
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%
$930,840
$930.8K
Cap Rate 7%
$664,886
$664.9K
Cap Rate 9%
$517,133
$517.1K
Market Conditions
NOI Build-Up for 2,792 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
$70.4K $25.20/SF
− Vacancy
−$3.9K −$1.39/SF
EGI
$66.5K $23.81/SF
− OpEx
−$19.9K −$7.14/SF
NOI
$46.5K $16.67/SF
Area
Fort Lauderdale, 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%
$930,840
Cap Rate 7%
$664,886
Cap Rate 9%
$517,133
Alternative Uses
Best Use
Multifamily LT 5
$664.9K
$581.8K – $775.7K
NOI $46,542 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$598.9K
$524.1K – $698.8K
NOI $41,926 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,336 @ 7.0% cap · market cap 13.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,050
Businesses Nearby
Explore this area
Business Placement
Demographics for 33311, FL
69,413
Population
27,330
Households
2.5
Avg Household Size
37
Median Age
18%
College-Educated
81%
High-School Grad
10.4 sq mi
ZIP Area
6,674
Density / Sq Mi
$51,918
Median Household Income
$32,717
Median Earnings
$1,385
Median Rent
$276,600
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 - Four-unit property near Flagler Village with immediate income potential.
Where is this quadplex located?
The property is located at 730 NW 4th Ave Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Income‑producing asset with 3 of 4 units occupied, providing immediate cash flow; Located in a rapidly evolving, high‑demand rental location near Flagler Village, Brightline Station, and Las Olas Boulevard; Value‑add potential with room to increase cash flow and maximize future returns
