Value-Add Fourplex Residential
For Sale
$769,900
Pending
4725 SW 65th Ave, Davie, FL 33314
Fourplex offers a newer roof and three 2/1 units plus a studio, with one 2/1 featuring washer/dryer and screened patio.
Property Size3,145 SF
Days on Market97
Property Features for 4725 SW 65th Ave
General Information
Standard status
Pending
Size
3,145 SF
Property subtype
Investment
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$12,507
Building Details
Building Size
3,145 SF
Year Built
1972
Stories
1
Units
4
Listing Agency:
Media Realty
Listed By:
Peter Dacko III · License #0600065
(954) 232-7714
Source:
Elliman
Added: Jun 12
Changed: Sep 15
Last Checked: Sep 15 at 9:13AM
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 Media Realty
Investment Insights
Based on property information with market context.
This value-add fourplex includes three 2/1 apartments and one studio. The roof is approximately two years old. HVAC is provided via central A/C and wall units. The rear 2/1 apartment is equipped with a washer/dryer, a dedicated utility room, and a screened patio, supporting day-to-day tenant convenience. One unit is currently vacant, listed as rear vacant for showing, while the occupied units are on lease.
The property is situated in a quiet residential setting in Davie, just minutes from Hardrock, Nova Southeastern University, and Broward College. It is also in close proximity to Lange Park.
From an ownership standpoint, the current performance and upside are supported by the provided figures, including current PGI of $54,840 and market rent PGI of $75,000. The pro forma indicates income approximately 50% below market comparison rents, with listed rents of $800 for the (0/1) unit and $1,100, $1,175, and $/1,1?? for the (2/1) units as provided, depending on unit. For prospective tenants, the mix of layouts can support a range of household needs, including an in-unit laundry option in the rear 2/1.
The property is situated in a quiet residential setting in Davie, just minutes from Hardrock, Nova Southeastern University, and Broward College. It is also in close proximity to Lange Park.
From an ownership standpoint, the current performance and upside are supported by the provided figures, including current PGI of $54,840 and market rent PGI of $75,000. The pro forma indicates income approximately 50% below market comparison rents, with listed rents of $800 for the (0/1) unit and $1,100, $1,175, and $/1,1?? for the (2/1) units as provided, depending on unit. For prospective tenants, the mix of layouts can support a range of household needs, including an in-unit laundry option in the rear 2/1.
Key Highlights
- Fourplex built in 1972 with 3 two‑bedroom/one‑bath units and 1 studio (studio has no kitchen)
- ±3,145 SF property with a two‑year‑old roof
- One rear 2/1 unit includes washer/dryer, utility room, and screened patio
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
$34,616
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
4.50%
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%
$692,320
$692.3K
Cap Rate 7%
$494,514
$494.5K
Cap Rate 9%
$384,622
$384.6K
Market Conditions
NOI Build-Up for 3,145 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
$50.9K $16.20/SF
− Vacancy
−$1.5K −$0.48/SF
EGI
$49.5K $15.72/SF
− OpEx
−$14.8K −$4.72/SF
NOI
$34.6K $11.01/SF
Area
Davie, FL
Vacancy
2.94%
Lease Rate
$16.20 /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%
$692,320
Cap Rate 7%
$494,514
Cap Rate 9%
$384,622
Alternative Uses
Best Use
Multifamily LT 5
$494.5K
$432.7K – $576.9K
NOI $34,616 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$456.9K
$399.8K – $533.0K
NOI $31,981 @ 7.0% cap · market cap 4.15%
Theoretical Best
Warehouse
$596.3K
$521.7K – $695.7K
NOI $41,739 @ 7.0% cap · market cap 5.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
908
Businesses Nearby
Explore this area
Business Placement
Demographics for 33314, FL
30,248
Population
12,041
Households
2.5
Avg Household Size
34
Median Age
30%
College-Educated
89%
High-School Grad
8.8 sq mi
ZIP Area
3,437
Density / Sq Mi
$63,791
Median Household Income
$36,733
Median Earnings
$2,034
Median Rent
$347,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Fourplex offers a newer roof and three 2/1 units plus a studio, with one 2/1 featuring washer/dryer and screened patio.
Where is this quadplex located?
The property is located at 4725 SW 65th Ave Davie, FL.
What is the asking price?
The asking price for this property is $769,900.
What are key features of this property?
This property features: Fourplex built in 1972 with 3 two‑bedroom/one‑bath units and 1 studio (studio has no kitchen); ±3,145 SF property with a two‑year‑old roof; One rear 2/1 unit includes washer/dryer, utility room, and screened patio
