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    Opa-Locka Fourplex Investment Opportunity Title is generated by Realmo AI

    1940 Ali Baba Ave, Opa Locka, FL 33054

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    For Sale
    $800,000

    Fourplex, Quadruplex - Opa-Locka, FL

    Type:Quadruplex
    Property size:
    2,815 SF
    Price / SF:
    $284/SF
    Added:
    Feb 27, 2026
    Days on Market:
    84
    Last Refresh:
    May 22 at 5:06 pm

    Property Features for 1940 Ali Baba Ave

    General Information

    Property type
    Residential
    Property subtype
    Quadruplex
    Zoning
    6800
    Bedrooms
    10
    Bathrooms
    5
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking
    5
    Standard status
    Active
    APN
    08-21-22-003-2270
    Size
    2,815 SF

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    12352

    Utilities

    Heating system
    Wall Furnace
    Cooling system
    Multi Units, Wall/Window Unit(s), Window Unit(s)

    Building Details

    Year built
    1944
    Flooring type
    Tile
    Building materials
    Block
    Roof type
    Other
    Architectural style
    Other

    We can help!

    Listing Contact
    Cristian Chavez

    Listing agent Cristian Chavez License #3352712

    Listing office Keller Williams Capital Realty 550 Biltmore Way, Coral Gables, FL

    Listing date Feb 27, 2026

    MLS# A11772033 Listing URL

    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.

    HighLights

    • Opportunity to increase rent for higher monthly income.
    • Value‑add investment opportunity.
    • Includes a single‑family home (3 bed/1 bath) and a multi‑family unit (three 2 bed/1 bath units and one 1 bed/1 bath unit).
    • All tenants are month to month.
    • Part of a larger 11‑unit portfolio for potential bulk purchase.
    • Both properties share the lot/parking.

    Overview

    This property presents a value-add investment opportunity in Opa-Locka, Florida. It includes a fourplex with three 2-bed/1-bath units and one 1-bed/1-bath unit, as well as a single-family home with 3 beds and 1 bath. The property size is 2815 square feet. The units are currently rented under market value, offering the potential to increase rent for a higher monthly income. All tenants are on a month-to-month basis. The zoning is 6800. The properties must be sold together due to shared lot and parking. This property is part of a portfolio of 11 total units for sale, including two multi-family properties and one single-family home. The seller is open to selling the properties together or separately.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $627.3K
    NOI $56,456 @ 9.00% cap · cautious / downside scenario
    Moderate
    $806.5K
    NOI $56,456 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.13M
    NOI $56,456 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $86.1k $30.60
    − Vacancy −$5.5k −$1.95
    EGI $80.7k $28.65
    − OpEx −$24.2k −$8.60
    NOI $56.5k $20.06
    2,815 SF · lease $30.60/SF/yr · vacancy 6.37% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $806.5K
    $705.7K – $940.9K (±1% cap)
    NOI $56,456 @ 7.0% cap · market cap 7.06%
    Second Best
    Apartment 5plus
    $742.9K
    $650.0K – $866.7K (±1% cap)
    NOI $52,003 @ 7.0% cap · market cap 6.50%
    Theoretical Best
    Specialty Retail
    $1.90M
    $1.66M – $2.22M (±1% cap)
    NOI $133,010 @ 7.0% cap · market cap 16.63%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Gym & Fitness Center Building Supply Accounting Firm Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Opa Locka
    County
    Miami-Dade
    State
    Florida
    Longitude
    -80.232449
    Latitude
    25.910407

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    FAQs

    What type of property is this?
    Quadplex - Value-add fourplex with single-family home in Opa-Locka, Florida.
    Where is this quadplex located?
    The property is located at 1940 Ali Baba Ave Opa Locka, FL.
    What is the asking price?
    The asking price for this property is $800,000.
    What are key features of this property?
    This property features: Opportunity to increase rent for higher monthly income.; Value‑add investment opportunity.; Includes a single‑family home (3 bed/1 bath) and a multi‑family unit (three 2 bed/1 bath units and one 1 bed/1 bath unit).
    (786) 490-6519
    We can help!
    Listing Contact
    Cristian Chavez
    Real Estate License ID: 3352712
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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