Multifamily Property with Lake
For Sale
$849,990
Pending
2270 SW 46th Ct, Dania Beach, FL 33312
Multifamily property with remodeled unit, lake view, near airport.
Property Size3,397 SF
Days on Market276
Property Features for 2270 SW 46th Ct
General Information
Standard status
Pending
Size
3,397 SF
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$7,280
Building Details
Building Size
3,397 SF
Year Built
1976
Stories
2
Units
2
Listing Agency:
Miami Realty Solution Group
(305) 984-2854
Listed By:
Poliana Coelho · License #3411972
(305) 984-2854
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Jul 23 at 11:28AM
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 Miami Realty Solution Group
Investment Insights
Based on property information with market context.
This multifamily property presents an excellent investment opportunity, featuring two units. Unit 1 has been recently remodeled and includes 7 bedrooms and 8 full bathrooms, designed to maximize rental income. Unit 2 contains 2 bedrooms and 1 1/2 bathrooms. The property benefits from a lake view and is situated in an area that allows Airbnb and short-term rentals, potentially increasing cash flow. Its location offers convenient access to Fort Lauderdale-Hollywood International Airport, Port Everglades, major highways, and the beach. Ample parking and high demand enhance the appeal of this investment.
Key Highlights
- High Rental Income Potential: Property allows Airbnb and short‑term rentals.
- Remodeled Unit 1: Features 7 bedrooms and 8 full bathrooms, maximizing rental income.
- Multifamily Property: Two units offer diverse rental options.
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
$52,244
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
6.15%
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%
$1,044,880
$1.0M
Cap Rate 7%
$746,343
$746.3K
Cap Rate 9%
$580,489
$580.5K
Market Conditions
NOI Build-Up for 3,397 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
$99.5K $29.28/SF
− Vacancy
−$4.5K −$1.32/SF
EGI
$95.0K $27.96/SF
− OpEx
−$42.7K −$12.58/SF
NOI
$52.2K $15.38/SF
Area
Broward County, FL
Vacancy
4.50%
Lease Rate
$29.28 /SF/Yr
Expense Ratio
45.00%
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%
$1,044,880
Cap Rate 7%
$746,343
Cap Rate 9%
$580,489
Alternative Uses
Best Use
Apartment 5plus
$746.3K
$653.1K – $870.7K
NOI $52,244 @ 7.0% cap · market cap 6.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.72M
$1.51M – $2.01M
NOI $120,641 @ 7.0% cap · market cap 14.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
846
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?
Short term rental property - Multifamily property with remodeled unit, lake view, near airport.
Where is this short term rental property located?
The property is located at 2270 SW 46th Ct Dania Beach, FL.
What is the asking price?
The asking price for this property is $849,990.
What are key features of this property?
This property features: High Rental Income Potential: Property allows Airbnb and short‑term rentals.; Remodeled Unit 1: Features 7 bedrooms and 8 full bathrooms, maximizing rental income.; Multifamily Property: Two units offer diverse rental options.
