Two-Story Quadplex with
For Sale
$1,100,000
305 SE 12th Avenue, Pompano Beach, FL 33060
Four-unit residential income property with a pool, no HOA, and no rental restrictions.
Property Size3,825 SF
Price / SF$287.58
Days on Market9
Property Features for 305 SE 12th Avenue
General Information
Standard status
Active
Size
3,825 SF
Property subtype
Quadruplex
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$5,596
Amenities
pool
Building Details
Building Size
3,825 SF
Year Built
1986
Stories
2
Listing Agency:
e-Wing Realty, Inc
(484) 725-3933
Listed By:
Carissa Damiano · License #3618976
(484) 725-3933
Source:
Pamandtoni
Added: Aug 8
Changed: Aug 14
Last Checked: Aug 15 at 1:04PM
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 e-Wing Realty, Inc
Investment Insights
Based on property information with market context.
This two-story quadplex contains four residential units and includes an on-site pool. Built in 1986, the property encompasses 3,825 square feet and is located at 305 SE 12th Avenue in Pompano Beach, Florida.
There is no HOA and no rental restrictions. The sale requires post-occupancy in one unit, providing a defined occupancy condition for the transaction.
There is no HOA and no rental restrictions. The sale requires post-occupancy in one unit, providing a defined occupancy condition for the transaction.
Key Highlights
- Four‑unit quadplex with two‑story configuration
- 3,825‑square‑foot residential income property
- On‑site pool included
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
$63,964
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
5.81%
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%
$1,279,280
$1.3M
Cap Rate 7%
$913,771
$913.8K
Cap Rate 9%
$710,711
$710.7K
Market Conditions
NOI Build-Up for 3,825 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
$96.4K $25.20/SF
− Vacancy
−$5.0K −$1.31/SF
EGI
$91.4K $23.89/SF
− OpEx
−$27.4K −$7.17/SF
NOI
$64.0K $16.72/SF
Area
Pompano Beach, FL
Vacancy
5.20%
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%
$1,279,280
Cap Rate 7%
$913,771
Cap Rate 9%
$710,711
Alternative Uses
Best Use
Multifamily LT 5
$913.8K
$799.6K – $1.07M
NOI $63,964 @ 7.0% cap · market cap 5.81%
Second Best
Apartment 5plus
$839.4K
$734.5K – $979.3K
NOI $58,758 @ 7.0% cap · market cap 5.34%
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,423 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,927
Businesses Nearby
Explore this area
Business Placement
Demographics for 33060, FL
35,793
Population
15,653
Households
2.3
Avg Household Size
39
Median Age
25%
College-Educated
82%
High-School Grad
7.0 sq mi
ZIP Area
5,113
Density / Sq Mi
$59,757
Median Household Income
$34,275
Median Earnings
$1,406
Median Rent
$354,100
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-unit residential income property with a pool, no HOA, and no rental restrictions.
Where is this quadplex located?
The property is located at 305 SE 12th Avenue Pompano Beach, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Four‑unit quadplex with two‑story configuration; 3,825‑square‑foot residential income property; On‑site pool included
