Side-by-Side
New
For Sale
$500,000
4815 SW 65th Way, Davie, FL 33314
MULTI_FAMILY - Davie, FL
Property Size1,929 SF
Price / SF$259.20
Days on Market2
Property Features for 4815 SW 65th Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-10
Bedrooms
4
Full bathrooms
3
Rooms
Bedroom 1, Bedroom 3, Bathroom 3, Bathroom 2, Bathroom 1, Bedroom 4, Bedroom 2
Parking
4
Subdivision
PALM GARDEN PARK
Lot features
< 1/4 Acre
Standard status
Active
APN
504134020161
Size
1,929 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
PALM GARDEN PARK UNIT 1 7-56 B LOT 22 S1/2
Tax Annual Amount
4151
Legal Description
PALM GARDEN PARK UNIT 1 7-56 B LOT 22 S1/2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Amenities
washer/dryer hookups
yard space
Building Details
Year built
1971
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Tile, Flat
Listing Agency:
Keller Williams Capital Realty · Keller Williams Realty
(305) 662-7325
Listed By:
Nordis Forcade-Martin · License #3407305
(305) 417-8037
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 11 at 7:06PM
MLS# A12068724
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 1929-square-foot duplex contains two side-by-side residences with a practical two-bedroom layout in each unit. One residence includes one bathroom, while the other has two bathrooms. Both units provide washer and dryer hookups, outdoor yard space, tile flooring, central heating, central air, and public sewer service. Block construction and a combination tile and flat roof complete the physical profile, with the property built in 1971.
The property is located in Davie near major highways, dining, shopping, schools, hospitals, and places of worship. The offering is a probate sale subject to court approval.
The property is located in Davie near major highways, dining, shopping, schools, hospitals, and places of worship. The offering is a probate sale subject to court approval.
Key Highlights
- Two side‑by‑side units totaling 1929 square feet
- Unit 1 has 2 bedrooms and 1 bathroom; Unit 2 has 2 bedrooms and 2 bathrooms
- Washer and dryer hookups included in both units
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
$21,232
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
4.25%
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%
$424,640
$424.6K
Cap Rate 7%
$303,314
$303.3K
Cap Rate 9%
$235,911
$235.9K
Market Conditions
NOI Build-Up for 1,929 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
$31.2K $16.20/SF
− Vacancy
−$919 −$0.48/SF
EGI
$30.3K $15.72/SF
− OpEx
−$9.1K −$4.72/SF
NOI
$21.2K $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%
$424,640
Cap Rate 7%
$303,314
Cap Rate 9%
$235,911
Alternative Uses
Best Use
Multifamily LT 5
$303.3K
$265.4K – $353.9K
NOI $21,232 @ 7.0% cap · market cap 4.25%
Second Best
Apartment 5plus
$280.2K
$245.2K – $326.9K
NOI $19,615 @ 7.0% cap · market cap 3.92%
Theoretical Best
Warehouse
$365.7K
$320.0K – $426.7K
NOI $25,601 @ 7.0% cap · market cap 5.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences offer flexible occupancy with private outdoor yard areas and in-unit laundry hookups.
Where is this duplex located?
The property is located at 4815 SW 65th Way Davie, FL.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two side‑by‑side units totaling 1929 square feet; Unit 1 has 2 bedrooms and 1 bathroom; Unit 2 has 2 bedrooms and 2 bathrooms; Washer and dryer hookups included in both units
