Investment Properties & Multifamily Department
South Florida Multifamily & Income Properties for Sale
Every income property page on BreakThru Realty in one place: duplexes, triplexes, fourplexes and apartment buildings for sale in each city, the commercial multifamily pages, and the tools to underwrite them, with the Investment Properties & Multifamily Department behind them.
Part of the Investment & Institutional Division: the Investment Properties & Multifamily Department.
Talk to an Investment Specialist
Investment & Multifamily Properties by City
Duplexes, triplexes, fourplexes and small apartment buildings: income property with two or more units.
- Miami-Dade County investment properties
- Broward County investment properties
- Palm Beach County investment properties
- Martin County investment properties
- St. Lucie County investment properties
- Indian River County investment properties
- Coral Springs investment properties
- Deerfield Beach investment properties
- Delray Beach investment properties
- Fort Lauderdale investment properties
- Fort Pierce investment properties
- Hollywood investment properties
- Lake Worth Beach investment properties
- Lauderdale-by-the-Sea investment properties
- Lighthouse Point investment properties
- Miami investment properties
- Miami Beach investment properties
- Oakland Park investment properties
- Pompano Beach investment properties
- Vero Beach investment properties
- West Palm Beach investment properties
Two to Four Units, or Five and Up
A property with two to four units can usually be financed as residential property, so your own income and credit carry much of the loan. At five units the loan becomes commercial and the building is underwritten on its own income, with the debt service coverage ratio deciding what a lender will lend. Consult a lender early about which applies to the property you want.
How the Investment Department Underwrites a Building
On the rents actually in place, from the leases and the rent roll; the real operating expenses, not an estimate; a current insurance quote, which moves the return in South Florida more than the interest rate does; and the property taxes as they will be after the sale, because they reset to the purchase price. Every unit is checked against the permits, because an unpermitted unit affects the appraisal and the insurance.
Talk to an Investment Specialist
Buying or selling income property: tell us the size, the area and the budget, and an investment specialist will reply with the properties and the numbers to look at.
Call or email the brokerage directly: (786) 914-1017 · sales@breakthrurealty.com
Frequently Asked Questions
- What is a cap rate?
- The net operating income divided by the price: the return the property would earn in a year if bought for cash. A listing's cap rate is the seller's figure; re-run it on the rents in place, current insurance and the taxes after sale.
- Can I live in one unit and rent the others?
- Yes, and with two to four units that can make residential financing available on owner-occupied terms. Consult a lender about the programs and their occupancy requirements.
- Do you help sell apartment buildings?
- Yes. Owners selling income property get pricing from comparable sales and the building's own numbers, and a marketing plan to qualified investors, with the fee set out in writing before you sign.