Renovated 4-Unit
For Sale
$1,250,000
1721-1725 Southwest 11th Court, Fort Lauderdale, FL 33312
Fully leased multifamily property with updated building systems and four two-bedroom residences on a corner parcel.
Property Size3,140 SF
Price / SF$398.09
Days on Market226
Property Features for 1721-1725 Southwest 11th Court
General Information
Standard status
Active
Size
3,140 SF
Property subtype
Multi-Family Income / Fourplex
Taxes and HOA fees
Annual Taxes
$17,376
Building Details
Year Built
1966
Listing Agency:
Douglas Elliman
(305) 469-3222
Listed By:
Cindy Orlinsky · License #0600280
(305) 469-3222
Source:
Compass
Added: Jan 17
Changed: Aug 30
Last Checked: Aug 31 at 12:14AM
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 Douglas Elliman
Investment Insights
Based on property information with market context.
This Fort Lauderdale quadplex contains four two-bedroom, one-bath residences totaling 3,140 square feet. The property has undergone renovation and includes a 2020 roof, impact windows, and recently installed fencing. All four units are leased, providing an existing occupancy profile for a multifamily owner.
Positioned at 1721-1725 Southwest 11th Court, the property sits on a corner lot in Fort Lauderdale. The surrounding area provides access to Fort Lauderdale Beach, Fort Lauderdale–Hollywood International Airport, major highways, schools, shopping, and employment centers. The configuration supports continued residential rental use, with short-term rental use subject to applicable permissions.
Positioned at 1721-1725 Southwest 11th Court, the property sits on a corner lot in Fort Lauderdale. The surrounding area provides access to Fort Lauderdale Beach, Fort Lauderdale–Hollywood International Airport, major highways, schools, shopping, and employment centers. The configuration supports continued residential rental use, with short-term rental use subject to applicable permissions.
Key Highlights
- Four leased units, each with 2 bedrooms and 1 bath
- 3,140 SF quadplex on a corner lot
- Renovated property with a 2020 roof
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
4.19%
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 4.19%
Second Best
Apartment 5plus
$673.6K
$589.4K – $785.9K
NOI $47,151 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,706 @ 7.0% cap · market cap 11.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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 - Fully leased multifamily property with updated building systems and four two-bedroom residences on a corner parcel.
Where is this quadplex located?
The property is located at 1721-1725 Southwest 11th Court Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Four leased units, each with 2 bedrooms and 1 bath; 3,140 SF quadplex on a corner lot; Renovated property with a 2020 roof
