Four-Townhouse Multifamily
For Sale
$4,487,617
7105 NE 4 Ct, Miami, FL 33138
For sale as a complete package, this project includes four townhouses sold together as one multifamily asset.
Property Size9,276 SF
Days on Market184
Property Features for 7105 NE 4 Ct
General Information
Standard status
Active
Size
9,276 SF
Property subtype
Quadruplex
Additional Details
Business Included
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$13,298
Building Details
Building Size
9,276 SF
Year Built
2021
Listing Agency:
First Way Realty Services Inc
Listed By:
Carlos Visbal · License #3292495
(305) 967-2439
Source:
Vanessafrankmiami
Added: Mar 6
Changed: Sep 3
Last Checked: Sep 5 at 8:44AM
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 First Way Realty Services Inc
Investment Insights
Based on property information with market context.
This offering includes the entire project of four townhouses being sold together as a complete multifamily asset. The four units are part of one package and are listed for sale collectively, providing one transaction for buyers looking to acquire the full project.
The property is located at 7105 NE 4 Ct in Miami, Florida, with the project referenced across 7101–7107 NE 4th Ct. Public transit, walkability, and bikeability are indicated by BikeScore 54 (Bikeable), WalkScore 65 (Somewhat Walkable), and transitScore 51 (Good Transit).
For additional details, including financial information and supporting documents, please contact the listing agent directly.
The property is located at 7105 NE 4 Ct in Miami, Florida, with the project referenced across 7101–7107 NE 4th Ct. Public transit, walkability, and bikeability are indicated by BikeScore 54 (Bikeable), WalkScore 65 (Somewhat Walkable), and transitScore 51 (Good Transit).
For additional details, including financial information and supporting documents, please contact the listing agent directly.
Key Highlights
- Built in 2021: four townhouses sold together as one complete multifamily package
- Entire project included as one asset: 7101–7107 NE 4th Ct
- Low‑density multifamily product with 4 townhouses in the package
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
$186,035
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
4.15%
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%
$3,720,700
$3.7M
Cap Rate 7%
$2,657,643
$2.7M
Cap Rate 9%
$2,067,056
$2.1M
Market Conditions
NOI Build-Up for 9,276 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
$283.8K $30.60/SF
− Vacancy
−$18.1K −$1.95/SF
EGI
$265.8K $28.65/SF
− OpEx
−$79.7K −$8.60/SF
NOI
$186.0K $20.06/SF
Area
Miami, FL
Vacancy
6.37%
Lease Rate
$30.60 /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%
$3,720,700
Cap Rate 7%
$2,657,643
Cap Rate 9%
$2,067,056
Alternative Uses
Best Use
Multifamily LT 5
$2.66M
$2.33M – $3.10M
NOI $186,035 @ 7.0% cap · market cap 4.15%
Second Best
Apartment 5plus
$2.45M
$2.14M – $2.86M
NOI $171,359 @ 7.0% cap · market cap 3.82%
Theoretical Best
Specialty Retail
$6.26M
$5.48M – $7.30M
NOI $438,295 @ 7.0% cap · market cap 9.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,537
Businesses Nearby
Explore this area
Business Placement
Demographics for 33138, FL
27,601
Population
14,310
Households
1.9
Avg Household Size
43
Median Age
47%
College-Educated
87%
High-School Grad
4.2 sq mi
ZIP Area
6,572
Density / Sq Mi
$71,518
Median Household Income
$52,853
Median Earnings
$1,647
Median Rent
$686,300
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 - For sale as a complete package, this project includes four townhouses sold together as one multifamily asset.
Where is this quadplex located?
The property is located at 7105 NE 4 Ct Miami, FL.
What is the asking price?
The asking price for this property is $4,487,617.
What are key features of this property?
This property features: Built in 2021: four townhouses sold together as one complete multifamily package; Entire project included as one asset: 7101–7107 NE 4th Ct; Low‑density multifamily product with 4 townhouses in the package
