Renovated
For Sale
Under Contract
$1,095,000
1721 - 1725 SW 11th Ct, Fort Lauderdale, FL 33312
Residential Income, Fort Lauderdale, FL
Property Size3,140 SF
Price / SF$348.73
Days on Market45
Property Features for 1721 - 1725 SW 11th Ct
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
RD-15
Bedrooms
8
Full bathrooms
4
Rooms
Bedroom 8, Bedroom 2, Bedroom 5, Bathroom 1, Bathroom 4, Bedroom 4, Bedroom 1, Bedroom 6, Bedroom 7, Bedroom 3, Bathroom 2, Bathroom 3
Parking
8
Subdivision
RIVERSIDE PARK ADD AMEN P
Lot features
Corner Lot
Standard status
Active Under Contract
APN
504209130540
Size
3,140 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
RIVERSIDE PARK ADD AMEN PLAT 10-37 B LOT 1 & 2 BLK 15
Tax Annual Amount
17376
Legal Description
RIVERSIDE PARK ADD AMEN PLAT 10-37 B LOT 1 & 2 BLK 15
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Year built
1966
Floors in Building
1
Flooring type
Vinyl
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
Douglas Elliman
(305) 866-4566
Listed By:
Cindy Orlinsky · License #0600280
(305) 469-3222
Added: Jul 18
Changed: Aug 28
Last Checked: Aug 31 at 11:06AM
MLS# A11952572
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3140-square-foot quadplex contains four two-bedroom, one-bath units and is fully leased. The 1966 building has block construction, vinyl flooring, electric heating and cooling, and a shingle roof. Improvements include a 2020 roof, impact windows, new fencing, and renovation work throughout the property.
Positioned on a corner lot at 1721 - 1725 SW 11th Ct in Fort Lauderdale, the property is near Fort Lauderdale Beach, FLL Airport, major highways, schools, shopping, and employment centers. Public sewer and cable availability serve the site.
Positioned on a corner lot at 1721 - 1725 SW 11th Ct in Fort Lauderdale, the property is near Fort Lauderdale Beach, FLL Airport, major highways, schools, shopping, and employment centers. Public sewer and cable availability serve the site.
Key Highlights
- Four 2‑bedroom, 1‑bath units in a fully leased quadplex
- 3140 square feet on a corner lot at 1721 - 1725 SW 11th Ct
- 2020 roof and impact windows
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
$52,343
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
4.78%
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%
$1,046,860
$1.0M
Cap Rate 7%
$747,757
$747.8K
Cap Rate 9%
$581,589
$581.6K
Market Conditions
NOI Build-Up for 3,140 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
$79.1K $25.20/SF
− Vacancy
−$4.4K −$1.39/SF
EGI
$74.8K $23.81/SF
− OpEx
−$22.4K −$7.14/SF
NOI
$52.3K $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%
$1,046,860
Cap Rate 7%
$747,757
Cap Rate 9%
$581,589
Alternative Uses
Best Use
Multifamily LT 5
$747.8K
$654.3K – $872.4K
NOI $52,343 @ 7.0% cap · market cap 4.78%
Second Best
Apartment 5plus
$673.6K
$589.4K – $785.9K
NOI $47,151 @ 7.0% cap · market cap 4.31%
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,706 @ 7.0% cap · market cap 13.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
574
Businesses Nearby
Explore this area
Business Placement
Demographics for 33312, FL
51,570
Population
21,332
Households
2.4
Avg Household Size
39
Median Age
28%
College-Educated
86%
High-School Grad
11.1 sq mi
ZIP Area
4,646
Density / Sq Mi
$77,644
Median Household Income
$39,333
Median Earnings
$1,566
Median Rent
$397,800
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 leased two-bedroom apartments occupy a renovated corner-lot property near Fort Lauderdale Beach and FLL Airport.
Where is this quadplex located?
The property is located at 1721 - 1725 SW 11th Ct Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,095,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1‑bath units in a fully leased quadplex; 3140 square feet on a corner lot at 1721 - 1725 SW 11th Ct; 2020 roof and impact windows
