WorkspaceDiscoverMultifamily · Fort Lauderdale · Broward County
1634 NE 4th Pl, Fort Lauderdale
Fourplex with three 1-bedroom apartments and an owner-occupied rear 3-bedroom unit. The agent reports over $51,000 year-to-date income from units 1–3. Proposed monthly rents of $2,500 for unit 3 and $4,000 for unit 4 are projections, not current income.
Recorded status: Broker page reported active; recheck availability. Checked: .
Dated listing record · recheck availability and legal unit count.
- Est. gross yield at asking
- 7.8% Estimate · rent potential ÷ asking price
- Asking price
- $1,275,000
Rent potential · Estimate: $8,278/moBroad HUD benchmark, not property-specific market rent or current collections.
- Estimated annual NOI
- $36,673 Before debt and capital reserves
- Estimated cap rate
- 2.9% Modeled NOI ÷ purchase price
- Est. cash flow / mo
- $2,808 All cash · after reserves
Assumptions behind these estimates
Starting values for this brief. Change any of them in the interactive brief; your changes stay in your browser. Default values
| Input | Value | Basis |
|---|---|---|
| Total scheduled rent per month | $8,278 | HUD-based planning rent |
| Vacancy (%) | 5% | Matches planning allowance |
| Management (% of collected rent) | 8% | Matches planning allowance |
| Maintenance (% of total rent) | 5% | Matches planning allowance |
| Buyer annual tax assumption (% of price) | 2% | Matches planning allowance |
| Annual insurance | $11,280 | Matches planning allowance |
| Annual owner-paid utilities | $4,800 | Matches planning allowance |
| Monthly HOA or condo fees | $100 | Matches planning allowance |
| Other annual operating expenses | $2,400 | Matches planning allowance |
| Capital reserves (% of total rent) | 3% | Matches planning allowance |
| Down payment (%) | 100% | Matches planning allowance |
| Mortgage rate (%) | 7% | Matches planning allowance |
Unit mix & possession
Three 1-bedroom apartments plus one owner-occupied 3-bedroom rear residence. No complete current rent roll.
- Reported units
- 4
- Reported listing area
- 2,779 sq ft
- Asking / reported sq ft
- $459
- Historical property tax / year
- $23,972
Historical tax is the seller’s bill; buyer taxes can change.
Why we’re tracking it
Existing rental receipts and an owner-occupied residence create an income and possession question worth investigating; the current rent roll and unresolved municipal history decide the case.
Three 1-bedroom apartments plus one owner-occupied 3-bedroom rear residence. No complete current rent roll.
The updated agent description reports more than $51,000 year-to-date income from apartments 1–3 and owner occupancy in the rear three-bedroom residence. Proposed rents for units 3 and 4 remain projections.
Earlier municipal-work and escrow-holdback language disappeared from the listing. Obtain the city file and evidence of resolution.
Listed by Compass · observed Oct 8, 2026Read the full agent description at Compass ↗Broker info & key considerations To confirm
Income and possession review
Obtain the unit-level rent roll, year-to-date ledger and municipal-work status.
- Earlier listing copy described municipal and architectural work with an escrow holdback. The October 7 copy omits it; no evidence of resolution has been supplied.
- Partial year-to-date receipts and projected rents cannot establish current whole-property annual income or NOI.
Source evidence and diligence
Financial figures observed Oct 8, 2026. Reported income is not audited collections. Editable estimates, financing and saved assumptions are separate from these source facts.
Gross rental yield basis
Displayed whole-property scheduled rent × 12 divided by source asking price, not your saved offer. HUD-based planning rent: FY2027 HUD FMR for Fort Lauderdale, FL HUD Metro FMR Area (METRO33100MM2680), effective October 1, 2026. Documented bedrooms per offered unit: 1, 1, 1, 3. Published gross housing benchmark $8,878/month includes major utilities, excluding phone, cable/satellite TV and internet. Subtract $600/month ($150/unit) for assumed tenant-paid electricity; remaining owner-paid services use the separate displayed utility budget. This electricity amount is editable budgeting policy, not a verified allowance or conservative bound. Replace scheduled rent and utility inputs with leases, payer terms and local bills. The adjusted $8,278/month is a full-occupancy scenario, not a rental appraisal, lease offer, subsidy payment standard or eligibility decision. Full-occupancy potential before vacancy, operating costs, financing and income tax; not current collections, cap rate or cash return.
Sources
- Compass · A12048001 · description updated 7 Oct; checked 8 OctSource observation · Oct 8, 2026
- Compass · broker listing · MLS A12048001Source observation · Sep 25, 2026
Questions to resolve
- Obtain executed leases, tenant estoppels, deposit accounting and collection history.
- Reconcile the offered units, address and living area with title, permits and occupancy records.
- Obtain trailing expenses, buyer tax estimates and property-specific insurance quotes.
Similar properties
- 2713 NE 33rd Ave, Fort Lauderdale: 2-unit multifamily, asking $1,349,000
- 1109 NE 16th Ter, Fort Lauderdale: 4-unit multifamily, asking $1,355,000
- 1417 NE 5th Ave, Fort Lauderdale: 4-unit multifamily, asking $899,999
Florida property research
Research scope includes Miami-Dade, Broward, the Florida Keys and Flagler County. Published observations vary by market.
[1] Gross yield excludes costs and financing. Source figures are unverified; estimates use editable assumptions. Check current listing availability. County records are separate from listings. Saves stay in this browser; export a backup before clearing site data. Sources & methods