Renovated Legal
For Sale
$575,000
746 SW 4th Street, Dania Beach, FL 33004
Fully renovated 2-bedroom, 1-bath duplex with separate electric and water meters and central A/C in each unit.
Property Size1,250 SF
Price / SF$460
Days on Market58
Property Features for 746 SW 4th Street
General Information
Standard status
Active
Size
1,250 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
NBHD-RES
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,800
Building Details
Year Built
1961
Stories
1
Listing Agency:
The Real Estate Lab, Inc.
(919) 931-7079
Listed By:
Abraham A Elbaz · License #3484615
(919) 931-7079
Source:
Laerrealty
Added: Jul 3
Changed: Aug 24
Last Checked: Aug 29 at 6:17AM
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 The Real Estate Lab, Inc.
Investment Insights
Based on property information with market context.
This fully renovated legal duplex offers two separate 2-bedroom, 1-bath units. Each unit has its own water and electric meters, supporting simpler, more independent utility management. Interiors were updated with impact windows, brand-new flooring, fresh paint, and central A/C in each unit. The layout includes a private yard, along with abundant natural light throughout.
The property is located in the Dania Pointe area of Dania Beach, FL. Parking is conveniently positioned directly in front of the duplex. The area is described as being just minutes from the beach and Fort Lauderdale Airport, and steps from Dania Pointe’s shopping, dining, and entertainment.
As an income-producing asset, the duplex includes projected market rents of approximately $1,800 per unit and a pro forma cap rate above 6.5%, supporting either investor ownership or an owner-occupant approach.
The property is located in the Dania Pointe area of Dania Beach, FL. Parking is conveniently positioned directly in front of the duplex. The area is described as being just minutes from the beach and Fort Lauderdale Airport, and steps from Dania Pointe’s shopping, dining, and entertainment.
As an income-producing asset, the duplex includes projected market rents of approximately $1,800 per unit and a pro forma cap rate above 6.5%, supporting either investor ownership or an owner-occupant approach.
Key Highlights
- Fully renovated legal duplex built in 1961 in the Dania Pointe area of Dania Beach
- 2BR/1BA layout in each unit with separate water and electric meters
- Impact windows, brand‑new flooring, and fresh paint throughout updated interiors
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
$20,837
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
3.62%
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%
$416,740
$416.7K
Cap Rate 7%
$297,671
$297.7K
Cap Rate 9%
$231,522
$231.5K
Market Conditions
NOI Build-Up for 1,250 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
$31.5K $25.20/SF
− Vacancy
−$1.7K −$1.39/SF
EGI
$29.8K $23.81/SF
− OpEx
−$8.9K −$7.14/SF
NOI
$20.8K $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%
$416,740
Cap Rate 7%
$297,671
Cap Rate 9%
$231,522
Alternative Uses
Best Use
Multifamily LT 5
$297.7K
$260.5K – $347.3K
NOI $20,837 @ 7.0% cap · market cap 3.62%
Second Best
Apartment 5plus
$274.6K
$240.3K – $320.4K
NOI $19,224 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$634.2K
$554.9K – $739.9K
NOI $44,392 @ 7.0% cap · market cap 7.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,907
Businesses Nearby
Explore this area
Business Placement
Demographics for 33004, FL
16,162
Population
9,427
Households
1.7
Avg Household Size
45
Median Age
34%
College-Educated
90%
High-School Grad
6.8 sq mi
ZIP Area
2,377
Density / Sq Mi
$50,783
Median Household Income
$41,540
Median Earnings
$1,616
Median Rent
$336,200
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?
Duplex - Fully renovated 2-bedroom, 1-bath duplex with separate electric and water meters and central A/C in each unit.
Where is this duplex located?
The property is located at 746 SW 4th Street Dania Beach, FL.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Fully renovated legal duplex built in 1961 in the Dania Pointe area of Dania Beach; 2BR/1BA layout in each unit with separate water and electric meters; Impact windows, brand‑new flooring, and fresh paint throughout updated interiors
