12-Unit Apartment
New
For Sale
$699,997
625 W Avenue A, Belle Glade, FL 33430
Apartment property in Belle Glade with 11 occupied units and one vacancy available for lease-up.
Property Size3,894 SF
Price / SF$179.76
Days on Market4
Property Features for 625 W Avenue A
General Information
Standard status
Active
Size
3,894 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
12
Building Details
Year Built
1950
Listing Agency:
Capital Homes Inc
Listed By:
Nathali Delgado · License #3323461
(561) 504-8830
Source:
Wesellhomes
Added: Sep 15
Last Checked: Sep 17 at 12:23AM
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 Capital Homes Inc
Investment Insights
Based on property information with market context.
This 12-unit apartment property at 625 W Avenue A in Belle Glade includes 11 occupied units and one vacant unit. The current occupancy supports ongoing rental income, while the available unit provides an immediate leasing opportunity. Built in 1950, the property is suited to multifamily ownership and rental operations.
Key Highlights
- 12‑unit apartment property
- 11 of 12 units currently occupied
- One vacant unit available for lease‑up
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
$59,887
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
8.56%
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%
$1,197,740
$1.2M
Cap Rate 7%
$855,529
$855.5K
Cap Rate 9%
$665,411
$665.4K
Market Conditions
NOI Build-Up for 3,894 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
$114.0K $29.28/SF
− Vacancy
−$5.1K −$1.32/SF
EGI
$108.9K $27.96/SF
− OpEx
−$49.0K −$12.58/SF
NOI
$59.9K $15.38/SF
Area
Palm Beach County, FL
Vacancy
4.50%
Lease Rate
$29.28 /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%
$1,197,740
Cap Rate 7%
$855,529
Cap Rate 9%
$665,411
Alternative Uses
Best Use
Apartment 5plus
$855.5K
$748.6K – $998.1K
NOI $59,887 @ 7.0% cap · market cap 8.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.74M
$2.40M – $3.20M
NOI $191,966 @ 7.0% cap · market cap 27.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
12
Residential units
Location Intelligence
Trade Area within ½ mile
819
Businesses Nearby
Explore this area
Business Placement
Demographics for 33430, FL
20,327
Population
7,158
Households
2.8
Avg Household Size
35
Median Age
13%
College-Educated
71%
High-School Grad
239.8 sq mi
ZIP Area
85
Density / Sq Mi
$48,690
Median Household Income
$31,117
Median Earnings
$860
Median Rent
$142,200
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 - Apartment property in Belle Glade with 11 occupied units and one vacancy available for lease-up.
Where is this apartment building located?
The property is located at 625 W Avenue A Belle Glade, FL.
What is the asking price?
The asking price for this property is $699,997.
What are key features of this property?
This property features: 12‑unit apartment property; 11 of 12 units currently occupied; One vacant unit available for lease‑up
