Four-Unit Residential Income
For Sale
Contact for pricing
301 SW 16th Street, Fort Lauderdale, FL 33315
Four units with 3-bedroom, 2-bath layouts and in-unit kitchens and laundry for group and short-term housing use.
Property Size2,530 SF
Price / SF$345.85
Days on Market76
Property Features for 301 SW 16th Street
General Information
Standard status
Active
Size
2,530 SF
Property subtype
Multifamily
Additional Details
Business Included
Yes
Multifamily Units
4
Building Details
Year Built
2004
Tenancy
Multi
Listing Agency:
Compass Florida LLC
Listed By:
David Carlton · License #3245910
Source:
Crexi
Added: May 24
Changed: Jul 10
Last Checked: Aug 6 at 5:48AM
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 Compass Florida LLC
Investment Insights
Based on property information with market context.
This for-sale, four-unit residential income property consists of two tandem addresses and delivers a consistent 3/2 floor plan in each unit. Every unit includes a spacious open living and dining area, a full kitchen, and in-unit laundry, along with oversized bedrooms designed for group housing flexibility. The master bedroom in each unit accommodates a king-size bed and includes an ensuite bath, while the two additional bedrooms offer large closets and versatile layouts for king or twin bed configurations. The overall arrangement separates the master from the other two bedrooms through the living/dining area, supporting both privacy and shared space.
Set in Croissant Park, the property is described as being just minutes from downtown Las Olas Boulevard and Fort Lauderdale beaches. The buildings are enclosed by a full privacy fence and include dedicated off-street parking for residents.
Designed to support specialized group housing, the asset is currently operating as a short-term hub for yachting crew members and is described as fully managed as part of a turnkey operation. For an owner seeking a hands-on approach, the infrastructure and unit layout are positioned to support a transition to self-management. Across the two buildings, the configuration totals 12 bedrooms, creating a straightforward platform for operators looking for a managed, bedroom-focused residential income setup.
Set in Croissant Park, the property is described as being just minutes from downtown Las Olas Boulevard and Fort Lauderdale beaches. The buildings are enclosed by a full privacy fence and include dedicated off-street parking for residents.
Designed to support specialized group housing, the asset is currently operating as a short-term hub for yachting crew members and is described as fully managed as part of a turnkey operation. For an owner seeking a hands-on approach, the infrastructure and unit layout are positioned to support a transition to self-management. Across the two buildings, the configuration totals 12 bedrooms, creating a straightforward platform for operators looking for a managed, bedroom-focused residential income setup.
Key Highlights
- 2004‑built property selling as a tandem portfolio: 301 & 305 SW 16th St on 2 lots with 4 total units
- Four units total with 3 bedroom/2 bath split floor plans featuring open living and dining areas
- Each unit includes a full kitchen and in‑unit laundry for residents
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
$42,175
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
4.82%
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%
$843,500
$843.5K
Cap Rate 7%
$602,500
$602.5K
Cap Rate 9%
$468,611
$468.6K
Market Conditions
NOI Build-Up for 2,530 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
$63.8K $25.20/SF
− Vacancy
−$3.5K −$1.39/SF
EGI
$60.2K $23.81/SF
− OpEx
−$18.1K −$7.14/SF
NOI
$42.2K $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%
$843,500
Cap Rate 7%
$602,500
Cap Rate 9%
$468,611
Alternative Uses
Best Use
Multifamily LT 5
$602.5K
$527.2K – $702.9K
NOI $42,175 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$542.7K
$474.9K – $633.2K
NOI $37,991 @ 7.0% cap · market cap 4.34%
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $119,011 @ 7.0% cap · market cap 13.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
614
Businesses Nearby
Explore this area
Business Placement
Demographics for 33315, FL
13,555
Population
6,991
Households
1.9
Avg Household Size
43
Median Age
35%
College-Educated
94%
High-School Grad
5.3 sq mi
ZIP Area
2,558
Density / Sq Mi
$90,760
Median Household Income
$43,815
Median Earnings
$1,789
Median Rent
$492,400
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 units with 3-bedroom, 2-bath layouts and in-unit kitchens and laundry for group and short-term housing use.
Where is this quadplex located?
The property is located at 301 SW 16th Street Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: 2004‑built property selling as a tandem portfolio: 301 & 305 SW 16th St on 2 lots with 4 total units; Four units total with 3 bedroom/2 bath split floor plans featuring open living and dining areas; Each unit includes a full kitchen and in‑unit laundry for residents
