Four-Plex with Separate Electric
For Sale
$1,250,000
730 84th St, Miami Beach, FL 33141
MULTI_FAMILY - Other - Miami Beach, FL
Property Size2,464 SF
Price / SF$507.31
Days on Market35
Property Features for 730 84th St
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
3900
Bedrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bathroom 1, Bedroom 2, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 4, Bathroom 5, Bedroom 5, Bathroom 3
Subdivision
BISCAYNE BCH SUB
Lot features
< 1/4 Acre
Standard status
Active
APN
02-32-02-008-1610
Size
2,464 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
2-3 53 42 BISCAYNE BEACH SUB PB 44-67 LOT 10 BLK 7 LOT SIZE 50.000 X 113 OR 19400-0138 12 2000 1 COC 23426-4339 05 2005 1
Tax Annual Amount
14797
Legal Description
2-3 53 42 BISCAYNE BEACH SUB PB 44-67 LOT 10 BLK 7 LOT SIZE 50.000 X 113 OR 19400-0138 12 2000 1 COC 23426-4339 05 2005 1
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Wall/Window Unit(s), Ceiling Fan(s), Window Unit(s)
Building Details
Year built
1950
Floors in Building
1
Flooring type
Laminate
Architectural style
Other
Listing Agency:
Compass Florida, LLC
(305) 851-2820
Listed By:
Valerie Cuny-Tencanera · License #3491095
(310) 529-5065
Added: Jul 9
Changed: Aug 11
Last Checked: Aug 12 at 5:06AM
MLS# A12003735
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 four-plex offers a mix of unit layouts, including one 2/2 unit and three 1/1 units. The property is fully leased, supporting separate tenant billing through separate electric meters. Building updates include a newer roof and interior improvements completed a few years ago.
Constructed in 1950, the building includes laminate flooring throughout. Heating is provided by wall furnaces, while cooling is supported by ceiling fans and window unit(s). Utilities include cable availability, and the property is served by public sewer.
With multiple independently metered units and a recent roof update, this quadplex is set up for operational ease and straightforward tenant management under one ownership umbrella.
Constructed in 1950, the building includes laminate flooring throughout. Heating is provided by wall furnaces, while cooling is supported by ceiling fans and window unit(s). Utilities include cable availability, and the property is served by public sewer.
With multiple independently metered units and a recent roof update, this quadplex is set up for operational ease and straightforward tenant management under one ownership umbrella.
Key Highlights
- One 2/2 unit and three 1/1 units
- Fully leased
- Separate electric meters
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
$41,074
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
3.29%
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%
$821,480
$821.5K
Cap Rate 7%
$586,771
$586.8K
Cap Rate 9%
$456,378
$456.4K
Market Conditions
NOI Build-Up for 2,464 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
$62.1K $25.20/SF
− Vacancy
−$3.4K −$1.39/SF
EGI
$58.7K $23.81/SF
− OpEx
−$17.6K −$7.14/SF
NOI
$41.1K $16.67/SF
Area
Miami-Dade County, FL
Vacancy
5.50%
Lease Rate
$25.20 /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%
$821,480
Cap Rate 7%
$586,771
Cap Rate 9%
$456,378
Alternative Uses
Best Use
Multifamily LT 5
$586.8K
$513.4K – $684.6K
NOI $41,074 @ 7.0% cap · market cap 3.29%
Second Best
Apartment 5plus
$541.4K
$473.7K – $631.6K
NOI $37,895 @ 7.0% cap · market cap 3.03%
Theoretical Best
Office A
$1.25M
$1.09M – $1.46M
NOI $87,506 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
776
Businesses Nearby
Explore this area
Business Placement
Demographics for 33141, FL
35,995
Population
21,793
Households
1.7
Avg Household Size
44
Median Age
44%
College-Educated
91%
High-School Grad
2.3 sq mi
ZIP Area
15,650
Density / Sq Mi
$64,457
Median Household Income
$36,899
Median Earnings
$1,739
Median Rent
$434,500
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 - Fully leased four-plex with separate electric meters, a newer roof, and updated interiors in Miami Beach.
Where is this quadplex located?
The property is located at 730 84th St Miami Beach, FL.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: One 2/2 unit and three 1/1 units; Fully leased; Separate electric meters
