Four-Unit Townhouse
For Sale
$1,190,000
3821 Southwest 13th Court, Fort Lauderdale, FL 33312
Each residence includes two bedrooms and one-and-a-half baths in a functional layout.
Property Size3,387 SF
Price / SF$351.34
Days on Market334
Property Features for 3821 Southwest 13th Court
General Information
Standard status
Active
Size
3,387 SF
Property subtype
Multi-Family Income / Fourplex
Units
Unit Mix
4 x 2BR/1.5BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$13,262
Building Details
Year Built
1977
Listing Agency:
Keter Estates LLC
(305) 761-1612
Listed By:
Erica Mizrahi · License #3239938
(305) 761-1612
Source:
Compass
Added: Oct 2, 2025
Changed: Aug 29
Last Checked: Aug 31 at 1:51AM
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 Keter Estates LLC
Investment Insights
Based on property information with market context.
Built in 1977, this four-unit townhouse property contains 3,387 SF of residential space. The configuration includes four separate two-bedroom residences, each with one full and one half bath. The layouts are designed for practical everyday living and support either individual occupancy or operation as a single income-producing property.
The property is located in Fort Lauderdale, just east of 441, with access to major roadways, retail, dining, and employment centers. Its multi-unit format provides flexibility for an owner-occupant arrangement or an investment strategy involving the full collection of residences.
The property is located in Fort Lauderdale, just east of 441, with access to major roadways, retail, dining, and employment centers. Its multi-unit format provides flexibility for an owner-occupant arrangement or an investment strategy involving the full collection of residences.
Key Highlights
- Four‑unit townhouse development
- 3,387 SF property built in 1977
- Each unit offers 2 bedrooms and 1.5 baths
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
$56,461
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
4.74%
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%
$1,129,220
$1.1M
Cap Rate 7%
$806,586
$806.6K
Cap Rate 9%
$627,344
$627.3K
Market Conditions
NOI Build-Up for 3,387 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
$85.4K $25.20/SF
− Vacancy
−$4.7K −$1.39/SF
EGI
$80.7K $23.81/SF
− OpEx
−$24.2K −$7.14/SF
NOI
$56.5K $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%
$1,129,220
Cap Rate 7%
$806,586
Cap Rate 9%
$627,344
Alternative Uses
Best Use
Multifamily LT 5
$806.6K
$705.8K – $941.0K
NOI $56,461 @ 7.0% cap · market cap 4.74%
Second Best
Apartment 5plus
$726.6K
$635.8K – $847.7K
NOI $50,860 @ 7.0% cap · market cap 4.27%
Theoretical Best
Office A
$2.28M
$1.99M – $2.66M
NOI $159,324 @ 7.0% cap · market cap 13.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
971
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?
Quadplex - Each residence includes two bedrooms and one-and-a-half baths in a functional layout.
Where is this quadplex located?
The property is located at 3821 Southwest 13th Court Fort Lauderdale, FL.
What is the asking price?
The asking price for this property is $1,190,000.
What are key features of this property?
This property features: Four‑unit townhouse development; 3,387 SF property built in 1977; Each unit offers 2 bedrooms and 1.5 baths
