Renovated Quadplex with Central
For Sale
$899,999
802 N J Street, Lake Worth, FL 33460
MULTI_FAMILY - Lake Worth Beach, FL
Property Size2,144 SF
Lot Size0.15 Acres
Price / SF$419.78
Days on Market149
Property Features for 802 N J Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
SF-TF-14 (city)
Bedrooms
4
Bathrooms
1
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 1, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 4, Bedroom 2, Bathroom 1
Window features
Storm Window(s)
Patio and Porch features
Patio, Porch
Pets allowed
No, Yes
Fencing
Perimeter
Subdivision
LAKE WORTH TOWN OF
Lot features
Corner Lot, Sidewalks
View
City
Elementary school
North Grade K-8
Middle school
Lake Worth
High school
Lake Worth
Directions
10th Ave. North to North J Street, corner of North J Street and 8th Avenue North.
Standard status
Active
APN
38434421152420010
Size
2,144 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TOWN OF LAKE WORTH LT 1 BLK 242
Tax Annual Amount
14137
Legal Description
TOWN OF LAKE WORTH LT 1 BLK 242
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Ceiling Fan(s), Electric
Water source
Public
Amenities
washer and dryer on site
terrazzo floors
granite countertops
stainless appliances
tiled bathrooms
central a/c
Building Details
Year built
1950
Floors in Building
1
Number of units
4
Flooring type
Tile, Terrazzo
Building materials
Concrete Block - With Stucco
Roof type
Shingle
Listing Agency:
LPT Realty, LLC
(561) 540-8979
Listed By:
Michael William Luciano · License #3371345
(561) 536-3725
Added: Mar 11
Changed: Aug 5
Last Checked: Aug 6 at 12:06PM
MLS# B26000243
Copyright © 2026 BeachesMLS. 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 renovated quadplex includes four residential units within two separate CBS buildings. The unit mix consists of one 2-bedroom, 1-bath unit, two 1-bedroom, 1-bath units, and one efficiency. Renovations include newer roofs, impact windows and doors, updated kitchens and baths, and central A/C systems. Interior finishes include terrazzo floors, granite countertops, stainless appliances, and tiled bathrooms, with full kitchens in each unit. A washer and dryer are on site.
The property sits on a 0.15-acre lot and includes 3 off-street parking spaces. Constructed with concrete block (with stucco) and built in 1950, the buildings have shingle roofs and are served by public water and public sewer, with phone available. The property is zoned SF-TF-14 (city).
The layout across two buildings may appeal to buyers seeking an owner-occupant setup while maintaining rental flexibility across the remaining units.
The property sits on a 0.15-acre lot and includes 3 off-street parking spaces. Constructed with concrete block (with stucco) and built in 1950, the buildings have shingle roofs and are served by public water and public sewer, with phone available. The property is zoned SF-TF-14 (city).
The layout across two buildings may appeal to buyers seeking an owner-occupant setup while maintaining rental flexibility across the remaining units.
Key Highlights
- Two separate CBS buildings totaling 4 units
- Renovations include newer roofs, impact windows and doors, updated kitchens and baths
- Central A/C systems throughout; electric heating with central cooling
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
$35,740
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
3.97%
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%
$714,800
$714.8K
Cap Rate 7%
$510,571
$510.6K
Cap Rate 9%
$397,111
$397.1K
Market Conditions
NOI Build-Up for 2,144 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
$54.0K $25.20/SF
− Vacancy
−$3.0K −$1.39/SF
EGI
$51.1K $23.81/SF
− OpEx
−$15.3K −$7.14/SF
NOI
$35.7K $16.67/SF
Area
Palm Beach 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%
$714,800
Cap Rate 7%
$510,571
Cap Rate 9%
$397,111
Alternative Uses
Best Use
Multifamily LT 5
$510.6K
$446.8K – $595.7K
NOI $35,740 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$471.0K
$412.2K – $549.6K
NOI $32,973 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,695 @ 7.0% cap · market cap 11.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
729
Businesses Nearby
Explore this area
Business Placement
Demographics for 33460, FL
36,409
Population
14,769
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
72%
High-School Grad
4.7 sq mi
ZIP Area
7,747
Density / Sq Mi
$61,702
Median Household Income
$32,388
Median Earnings
$1,411
Median Rent
$333,200
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?
Quadplex - Renovated four-unit quadplex in SF-TF-14 zoning with updated kitchens, baths, impact windows, and central A/C.
Where is this quadplex located?
The property is located at 802 N J Street Lake Worth, FL.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: Two separate CBS buildings totaling 4 units; Renovations include newer roofs, impact windows and doors, updated kitchens and baths; Central A/C systems throughout; electric heating with central cooling
