Two-Story Quadplex with
New
For Sale
$1,100,000
305 SE 12th Ave, Pompano Beach, FL 33060
MULTI_FAMILY - Other - Pompano Beach, FL
Property Size3,825 SF
Price / SF$287.58
Days on Market1
Property Features for 305 SE 12th Ave
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
RD-1
Bedrooms
8
Full bathrooms
7
Rooms
Bathroom 1, Bathroom 4, Bedroom 3, Bathroom 6, Bedroom 4, Bedroom 7, Bedroom 8, Bathroom 7, Bedroom 1, Bedroom 6, Bathroom 5, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 5
Parking
5
Spa
1
Subdivision
OCEAN DRIVE ESTATES
Lot features
< 1/4 Acre
Standard status
Active
APN
494201030820
Size
3,825 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
OCEAN DRIVE ESTATES 8-2 B LOTS 28 BLK 5
Tax Annual Amount
5596
Legal Description
OCEAN DRIVE ESTATES 8-2 B LOTS 28 BLK 5
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Wall/Window Unit(s), Window Unit(s), Central Air
Amenities
pool
Building Details
Year built
1986
Floors in Building
2
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
e-Wing Realty, Inc
(954) 980-2722
Listed By:
Carissa Damiano · License #3618976
(484) 725-3933
Added: Aug 11
Last Checked: Aug 11 at 5:06PM
MLS# A12066709
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.
Investment Insights
Based on property information with market context.
This two-story quadplex contains 3,825 square feet and was built in 1986. The block-constructed property includes multiple bedrooms and bathrooms, with central heating and a mix of central air and wall or window cooling units. A spa is also included.
The property is located at 305 SE 12th Ave in Pompano Beach, Florida 33060. Public sewer service is available, along with cable service, and the building has a shingle roof. The residential layout and existing utility connections provide a defined four-unit configuration for continued ownership or operational planning.
The property is located at 305 SE 12th Ave in Pompano Beach, Florida 33060. Public sewer service is available, along with cable service, and the building has a shingle roof. The residential layout and existing utility connections provide a defined four-unit configuration for continued ownership or operational planning.
Key Highlights
- Four‑unit quadplex with 3,825 square feet
- Two‑story block construction completed in 1986
- Spa included on the property
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 property with block construction, central heating, and public sewer service.
Where is this quadplex located?
The property is located at 305 SE 12th Ave 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 3,825 square feet; Two‑story block construction completed in 1986; Spa included on the property
