Updated Duplex in Boynton
For Sale
Contact for pricing
203 SE 4th Avenue, Boynton Beach, FL 33435
Updated duplex near I-95, beach, and Atlantic Avenue.
Property Size1,276 SF
Price / SF$358.93
Days on Market173
Property Features for 203 SE 4th Avenue
General Information
Standard status
Active
Size
1,276 SF
Class
C
Total Parking Spaces
4
Property subtype
Multifamily
Zoning
R-1-A (city)
Occupancy
50%
Investment Type
Owner/User
Net Operating Income
$26,460
Building Details
Year Built
1964
Buildings
1
Units
2
Listing Agency:
CPRE Organization Inc
(866) 792-6163
Listed By:
Cole Leavitt · License #BK3238799
Source:
Crexi
Added: Feb 24
Changed: Aug 8
Last Checked: Aug 15 at 2:07AM
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 CPRE Organization Inc
Investment Insights
Based on property information with market context.
This updated duplex is located in Boynton Beach. The property has been upgraded with impact windows, updated plumbing, and electrical systems. The roof was replaced in 2015. Each unit has separate electric and water meters. The property is located minutes from I-95, the beach, and Atlantic Avenue. The property is suitable for investors or owner-occupants. The tenants are currently on a month-to-month basis. The property size is 1276 square feet.
Key Highlights
- Updated duplex featuring impact windows, plumbing, and electrical systems.
- Located in the heart of Boynton Beach, minutes from I‑95, the beach, and Atlantic Avenue.
- Separate electric and water meters for each unit.
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
$21,271
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
4.64%
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%
$425,420
$425.4K
Cap Rate 7%
$303,871
$303.9K
Cap Rate 9%
$236,344
$236.3K
Market Conditions
NOI Build-Up for 1,276 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
$32.2K $25.20/SF
− Vacancy
−$1.8K −$1.39/SF
EGI
$30.4K $23.81/SF
− OpEx
−$9.1K −$7.14/SF
NOI
$21.3K $16.67/SF
Area
Palm Beach 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%
$425,420
Cap Rate 7%
$303,871
Cap Rate 9%
$236,344
Alternative Uses
Best Use
Multifamily LT 5
$303.9K
$265.9K – $354.5K
NOI $21,271 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$280.3K
$245.3K – $327.1K
NOI $19,624 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$898.6K
$786.3K – $1.05M
NOI $62,904 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,383
Businesses Nearby
Explore this area
Business Placement
Demographics for 33435, FL
37,318
Population
20,058
Households
1.9
Avg Household Size
45
Median Age
32%
College-Educated
85%
High-School Grad
6.5 sq mi
ZIP Area
5,741
Density / Sq Mi
$66,612
Median Household Income
$35,488
Median Earnings
$1,846
Median Rent
$306,900
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 - Updated duplex near I-95, beach, and Atlantic Avenue.
Where is this duplex located?
The property is located at 203 SE 4th Avenue Boynton Beach, FL.
What is the asking price?
The asking price for this property is $458,000.
What are key features of this property?
This property features: Updated duplex featuring impact windows, plumbing, and electrical systems.; Located in the heart of Boynton Beach, minutes from I‑95, the beach, and Atlantic Avenue.; Separate electric and water meters for each unit.
