5-Unit Multifamily
For Sale
$1,285,000
Pending
443 Southwest 4th Avenue, Miami, FL 33130
Two-story five-unit multifamily building with on-site parking and multiple remodeled units, with newer HVAC and copper/PVC plumbing.
Property Size3,240 SF
Days on Market69
Property Features for 443 Southwest 4th Avenue
General Information
Standard status
Pending
Size
3,240 SF
Total Parking Spaces
5
Property subtype
Multi-Family Income / Fourplex
Occupancy
100%
Additional Details
Multifamily Units
5
Taxes and HOA fees
Annual Taxes
$10,731
Building Details
Year Built
1959
Stories
2
Listing Agency:
La Rosa Realty LLC
(800) 515-7513
Listed By:
Russell Brooke · License #0642982
(800) 515-7513
Source:
Compass
Added: Jun 24
Changed: Aug 8
Last Checked: Jul 24 at 1:48PM
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 La Rosa Realty LLC
Investment Insights
Based on property information with market context.
This well-maintained two-story multifamily property includes five units: four 1-bedroom/1-bath residences and one 2-bedroom/1-bath unit. The building features on-site parking with five private spaces and room for expansion, newer permitted railings, upgraded corridor flooring, and a shingle roof permitted under 10 years old. Plumbing improvements include copper and PVC, and the electrical has been updated with separate meters. Several units have been remodeled, and newer A/C units were installed between 2019 and 2023.
The four 1/1 units are tenant occupied, and the 2/1 unit is currently being used by the owner. Units are rented month-to-month, and the property is reported to be 100% occupied.
The long-held ownership history and separate metering support straightforward operational management for a new buyer, with the month-to-month structure allowing flexibility in how the units are managed going forward.
The four 1/1 units are tenant occupied, and the 2/1 unit is currently being used by the owner. Units are rented month-to-month, and the property is reported to be 100% occupied.
The long-held ownership history and separate metering support straightforward operational management for a new buyer, with the month-to-month structure allowing flexibility in how the units are managed going forward.
Key Highlights
- Two‑story 5‑unit multifamily building (6 bed/5 bath total) built in 1959
- On‑site parking with five private spaces plus room for expansion
- Newer permitted shingle roof under 10 years old and newer permitted railings
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
$59,854
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
4.66%
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%
$1,197,080
$1.2M
Cap Rate 7%
$855,057
$855.1K
Cap Rate 9%
$665,044
$665.0K
Market Conditions
NOI Build-Up for 3,240 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
$116.6K $36.00/SF
− Vacancy
−$7.8K −$2.41/SF
EGI
$108.8K $33.59/SF
− OpEx
−$49.0K −$15.11/SF
NOI
$59.9K $18.47/SF
Area
Miami, FL
Vacancy
6.70%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$1,197,080
Cap Rate 7%
$855,057
Cap Rate 9%
$665,044
Alternative Uses
Best Use
Apartment 5plus
$855.1K
$748.2K – $997.6K
NOI $59,854 @ 7.0% cap · market cap 4.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.19M
$1.91M – $2.55M
NOI $153,091 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
2,237
Businesses Nearby
Explore this area
Business Placement
Demographics for 33130, FL
35,609
Population
20,377
Households
1.7
Avg Household Size
36
Median Age
42%
College-Educated
81%
High-School Grad
1.1 sq mi
ZIP Area
32,372
Density / Sq Mi
$57,933
Median Household Income
$36,888
Median Earnings
$1,656
Median Rent
$479,800
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?
Apartment building - Two-story five-unit multifamily building with on-site parking and multiple remodeled units, with newer HVAC and copper/PVC plumbing.
Where is this apartment building located?
The property is located at 443 Southwest 4th Avenue Miami, FL.
What is the asking price?
The asking price for this property is $1,285,000.
What are key features of this property?
This property features: Two‑story 5‑unit multifamily building (6 bed/5 bath total) built in 1959; On‑site parking with five private spaces plus room for expansion; Newer permitted shingle roof under 10 years old and newer permitted railings
