Four-Unit Townhouse
For Sale
$1,190,000
3821 SW 13th Ct, Fort Lauderdale, FL 33312
Residential Income, Fort Lauderdale, FL
Property Size3,387 SF
Price / SF$351.34
Days on Market45
Property Features for 3821 SW 13th Ct
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
RD-15
Bedrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 3, Bedroom 4, Bathroom 4
Parking
8
Subdivision
DAVIE BOULEVARD PARK
Lot features
< 1/4 Acre
Standard status
Active
APN
504218050272
Size
3,387 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
DAVIE BOULEVARD PARK 23-6 B LOT 12 BLK 3
Tax Annual Amount
13262
Legal Description
DAVIE BOULEVARD PARK 23-6 B LOT 12 BLK 3
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1977
Floors in Building
2
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keter Estates LLC
(305) 761-1612
Listed By:
Erica Mizrahi · License #3239938
(305) 761-1612
Added: Jul 18
Changed: Aug 26
Last Checked: Aug 31 at 1:06PM
MLS# A11928995
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 3,387-square-foot quadplex contains four townhouse units, each configured with two bedrooms and 1.5 bathrooms. Built in 1977, the property features block construction, tile flooring, central heating, central air, and shingle roofing. Public sewer serves the property, and cable service is available.
The property is located at 3821 SW 13th Ct in Fort Lauderdale, just east of 441. Its setting provides access to major roadways, retail, dining, and employment centers. The four-unit configuration supports separate residential layouts within a single multifamily asset, with each residence offering a two-bedroom plan and one-and-a-half bathrooms.
The property is located at 3821 SW 13th Ct in Fort Lauderdale, just east of 441. Its setting provides access to major roadways, retail, dining, and employment centers. The four-unit configuration supports separate residential layouts within a single multifamily asset, with each residence offering a two-bedroom plan and one-and-a-half bathrooms.
Key Highlights
- Four‑unit townhouse configuration
- 3,387 square feet with four 2‑bedroom, 1.5‑bath units
- Block construction completed in 1977
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
Property Profile
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 - Block-built property with tile flooring, central heating, and central air.
Where is this quadplex located?
The property is located at 3821 SW 13th Ct 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 configuration; 3,387 square feet with four 2‑bedroom, 1.5‑bath units; Block construction completed in 1977
