Real estate investing encompasses diverse strategies offering different potential profit and property management requirements.

We’ll now introduce you to the concept of a fourplex, a unique investment opportunity within real estate.

Our purpose here is to equip you, the reader, with a comprehensive understanding of the world of fourplexes.

What Is a Fourplex?

A fourplex is a multifamily dwelling that comprises four separate residential units within a single building. This distinctive property type is renowned for its potential in real estate investments.

In a standard fourplex, you’ll find a layout that accommodates four individual living spaces, each complete with its own distinct entrance, kitchen, and bathroom facilities. This arrangement is a hallmark of fourplex properties and contributes to their unique appeal.

Fourplexes can take on different configurations, offering flexibility to both investors and residents. They may be designed as side-by-side units, where each residence is adjacent. Alternatively, they can be stacked, with one unit on top of another or a combination of these layouts. This versatility caters to a range of preferences and needs.

One key feature that distinguishes fourplexes is the presence of individual entrances, kitchens, and bathrooms for each unit. This separation ensures privacy and autonomy for residents, setting fourplexes apart from traditional apartments or duplexes where these amenities may be shared.

How much does it cost to build a fourplex?

The cost of building a fourplex can vary widely depending on several factors, including location, size, design, materials, and local construction costs. Here are some general cost considerations to keep in mind:

  1. Location: The construction cost can vary significantly from one region to another. Urban areas tend to have higher construction costs than rural areas due to labor costs, permitting fees, and land prices.
  2. Size and Layout: The size and layout of the fourplex will impact the cost. Larger units or more complex designs will generally cost more to build.
  3. Design and Features: The architectural design and features you choose will also affect the cost. High-end finishes and custom features will add to the overall price.
  4. Materials: The choice of building materials can impact costs. Higher-quality materials or special construction methods may come at a premium.
  5. Labor Costs: Labor costs are a significant part of construction expenses. Skilled labor is often more expensive, and availability can affect pricing.
  6. Permits and Fees: You’ll need permits for construction, and fees may be associated with zoning changes or other requirements.
  7. Site Preparation: The condition of the land and any necessary site work, such as grading, utilities, and landscaping, will affect costs.
  8. Infrastructure: If the site lacks necessary infrastructure like water, sewer, or electrical connections, you may need to factor in those costs.
  9. Contingency: It’s advisable to have a contingency fund for unexpected expenses or changes during construction, typically around 5-10% of the total budget.

To provide a rough estimate, the cost to build a fourplex can range from $200,000 to $500,000 per unit, depending on the abovementioned factors. Therefore, the total cost for a fourplex could be anywhere from $800,000 to $2 million or higher. Working with an experienced architect and contractor is essential for accurate cost estimates based on your specific project and location. Additionally, local building codes and regulations will play a significant role in determining costs and requirements for your fourplex construction.

How to buy a fourplex

Buying a fourplex is similar to purchasing any other type of real estate investment, but it comes with unique considerations due to its multifamily nature. Here’s a step-by-step guide on how to buy a fourplex:

1. Set Your Investment Goals:

  • Determine your financial objectives and investment goals. Are you looking for rental income, long-term appreciation, or both? Knowing your goals will guide your search.

2. Create a Budget:

  • Establish a budget for the purchase. Consider the purchase price and additional costs such as closing costs, inspections, and potential renovations.

3. Secure Financing:

  • Get pre-approved for a mortgage or secure financing. You’ll need to demonstrate your financial readiness to lenders. Explore loan options suitable for multifamily properties.

4. Find a Real Estate Agent:

  • Partner with a real estate agent specializing in multifamily properties or investment real estate. They can help you find suitable fourplexes and negotiate deals.

5. Property Search:

  • Begin your property search. Look for fourplexes in areas that align with your investment goals. Consider factors like location, neighborhood, school districts, and proximity to amenities.

6. Conduct Due Diligence:

  • When you identify potential fourplexes, conduct thorough due diligence. This includes inspecting the property, reviewing financial records, and assessing the condition of each unit.

7. Evaluate Rental Income:

  • Analyze the rental income of the fourplex. Ensure it aligns with your financial goals and covers mortgage, taxes, insurance, and maintenance expenses.

8. Negotiate the Deal:

  • Work with your real estate agent to negotiate the purchase price and terms. Be prepared to make counteroffers and deals until you reach an agreement.

9. Home Inspection:

  • Hire a professional home inspector to assess the property’s condition, including its structure, electrical systems, plumbing, and any needed repairs.

10. Secure Financing:

  • Finalize your financing by working with your chosen lender. Provide all required documentation and information for the loan approval process.

11. Closing Process:

  • During the closing process, you’ll sign the necessary legal documents, transfer funds, and take possession of the fourplex. Your attorney or real estate agent can guide you through this process.

12. Property Management:

  • Decide whether you’ll manage the property yourself or hire a property management company. Property management can be a significant responsibility, so consider your experience and availability.

13. Tenant Screening:

  • If there are existing tenants, review their leases and perform background checks. Ensure a smooth transition and communicate any changes in ownership.

14. Maintenance and Management:

  • Continuously manage and maintain the property. Address tenant concerns, perform regular inspections, and keep up with repairs and renovations as needed.

15. Comply with Regulations:

  • Familiarize yourself with local rental regulations, tenant laws, and landlord responsibilities to ensure you comply.

Remember that buying a fourplex is a long-term investment, so carefully assess each property’s potential and risks. It’s advisable to consult with real estate professionals, attorneys, and accountants who specialize in multifamily investments to navigate the process effectively and make informed decisions.

How much does a fourplex cost to buy

The cost to build a fourplex can vary significantly based on various factors such as location, materials, labor, design, and size. Here’s an overview of the cost considerations for building a fourplex:

  1. Average Cost Range: The average cost to build a fourplex typically falls from $190,000 to $648,000. However, in areas with a high cost of living or where construction costs are elevated, the cost can easily exceed $1.1 million.
  2. Per Square Foot Cost: The cost per square foot for building a fourplex can vary but is generally in the range of $90 to $430 per square foot. The average apartment construction price is around $270 per square foot. Remember that this cost does not include other expenses like architect or contractor fees, land purchase, finishing, and parking lots.
  3. Per Unit Cost: Building a fourplex per unit typically ranges from $47,500 to $162,000 per unit. This range depends on location, materials used, and any upgrades or amenities within each unit.
  4. Per Story Cost: Fourplex apartments can be either two-story buildings with two units per floor or single-story buildings with four units side by side. The number of stories can affect the overall cost, with multi-story buildings often costing more due to additional structural considerations.
  5. Additional Cost Breakdown: When budgeting for a fourplex project, consider other expenses such as architect fees (around 10% of total costs), contractor or builder costs (around 25% of total costs), and costs associated with specific project areas like the kitchen, bathroom, and more.
  6. Factors Impacting Costs: Several factors can influence the cost of building a fourplex, including land cost, materials used (such as custom finishes), labor costs (typically 40% of total costs), local fees, and building permits.
  7. Use of AI Estimating Software: Utilizing AI estimating software like Togal.AI can streamline the cost estimation process for fourplex projects, reducing human error and allowing estimators to focus on other essential tasks.

It’s important to note that construction costs can vary significantly by region and market conditions. The figures provided here are based on average data from third-party research and may change due to seasonality and supplier pricing. To obtain a precise cost estimate for building a fourplex in your specific location, it’s advisable to consult with local contractors, architects, and construction professionals who know the local market and regulations.

How to buy a fourplex with no money down

Buying a fourplex with no money down can be challenging, but it’s not impossible. Here are some strategies you can consider:

  1. Seller Financing: Look for motivated sellers willing to finance part or all of the purchase price. With seller financing, you negotiate terms directly with the seller, including a low or no down payment. Sellers may be more open to this option if they need help selling the property traditionally.
  2. Assume an Existing Mortgage: Sometimes, you can assume the existing mortgage on the fourplex if the lender allows it. This means you take over the seller’s mortgage payments, which can be a way to acquire the property without a down payment. However, you’ll need to meet the lender’s requirements and negotiate with the seller to make this arrangement.
  3. Lease Option: Negotiate a lease option agreement with the seller. This allows you to lease the fourplex with the option to purchase it later, often at a predetermined price. While this doesn’t eliminate the need for a down payment, it can give you time to save for one.
  4. Partnerships: Consider forming a partnership with an investor with the funds for a down payment. You can offer expertise in managing the property while your partner contributes the initial capital. Be sure to formalize the partnership with a legally binding agreement.
  5. Creative Financing: Explore creative financing options such as subject-to-financing, where you take over the seller’s existing mortgage payments without formally assuming the loan. This can allow you to acquire the property with minimal upfront costs.
  6. Government Programs: Investigate government programs that assist with real estate investments. Some programs offer down payment assistance or grants for qualified buyers, especially if the property will be used for affordable housing.
  7. Home Equity Line of Credit (HELOC): If you own a primary residence with equity, you may be able to secure a HELOC to use as a down payment for the fourplex. Be aware that using a HELOC risks your primary residence if you cannot make payments.
  8. Private Lenders: Explore the possibility of borrowing from private or hard money lenders who may be more flexible with down payment requirements than traditional banks.
  9. Creative Negotiation: Negotiate with the seller to structure the deal to minimize your upfront costs. This could involve offering a higher purchase price in exchange for a reduced or delayed down payment.
  10. Rent Out Other Units: If the fourplex has existing tenants, you can use the rental income from the other units to cover the down payment and financing costs.

It’s essential to conduct thorough due diligence, work with real estate professionals, and consult with legal and financial advisors when pursuing these strategies. Each option has risks and considerations, so carefully evaluate which approach best aligns with your financial situation and investment goals. Additionally, be prepared to invest time and effort into finding the right opportunity and negotiating favorable terms.

Are Fourplexes Worth the Investment?

Investing in a fourplex offers an attractive advantage – the potential for a robust rental income stream that often outperforms other multifamily properties. This means you can enjoy a substantial return on your investment, making it a financially sound choice for savvy investors.

1. Accessing Residential Loans

  • Another significant benefit is the eligibility for residential loans. Unlike larger multifamily properties requiring commercial financing, fourplexes can still be acquired through conventional residential mortgages. This lowers the barrier to entry for aspiring real estate investors.

2. Streamlined Property Management

  • Managing a fourplex tends to be less demanding than overseeing multiple single-family homes or larger apartment complexes. With all units situated under one roof, property management becomes more efficient. This simplicity can translate to reduced management costs and a smoother overall experience for property owners.

Discussing the Drawbacks of Investing in a Fourplex

1. The Vitality of Occupancy

  • It’s essential to acknowledge that maintaining high occupancy rates is pivotal to reaping the rewards of a fourplex investment. The income generated from these properties is contingent on all units being consistently occupied. Therefore, proactive tenant management is crucial to ensuring a steady cash flow.

2. Potential Tenant Turnover

  • Fourplexes may experience relatively higher tenant turnover compared to single-family homes. Frequent turnover can necessitate more effort in finding and screening new tenants, potentially leading to periods of vacancy and income fluctuations.

3. Comparing Costs to Single-Family Homes

  • While fourplexes offer numerous advantages, it’s essential to recognize that multifamily investments, including fourplexes, typically come with higher initial costs than single-family homes. This upfront investment might require careful financial planning.

Investing in a fourplex can be a lucrative venture with several notable advantages, including high rental income potential, eligibility for residential loans, and streamlined property management. However, it also comes with challenges, such as the need to maintain occupancy, potential tenant turnover, and comparatively higher initial costs when compared to single-family homes. Weighing these factors is crucial when considering a fourplex investment.

How to Find the Best Fourplex Investment Opportunity

A. Conducting In-Depth Research on the Local Housing Market

1. Exploring Vital Factors

  • When searching for the ideal fourplex investment, thoroughly researching the local housing market is crucial. Consider several critical factors that can significantly impact your investment’s success, including the area’s population, the health of the job market, the quality of nearby schools, median income levels, safety statistics, and the overall desirability of the neighborhood.

B. Strategies for Identifying Fourplex Listings

1. Effective Search Strategies

  • To locate promising fourplex properties, you need a well-defined search strategy. Explore multiple avenues to find listings, including leveraging the services of real estate agents specializing in multifamily properties, scouring various listing services (MLS), and keeping an eye out for off-market listings that might not be publicly advertised. This multi-faceted approach increases your chances of discovering hidden gems.

C. Utilizing Essential Real Estate Investing Metrics

1. Emphasizing Key Metrics

  • Understanding and utilizing crucial financial metrics is paramount in your quest for the best fourplex investment. The Net Operating Income (NOI) and the 1% rule are two such metrics. NOI helps measure a property’s ability to generate positive cash flow, making it essential to determine its value and potential profitability.

2. Significance in Investment Evaluation

  • The 1% rule, on the other hand, serves as a quick but effective gauge of an investment property’s potential. By multiplying the property’s purchase price and necessary repairs by 1%, you can estimate a baseline monthly rent that should exceed the mortgage payment. These metrics empower you to make informed investment decisions.

D. Navigating the Loan Market for Financing

1. Understanding Loan Options

  • Securing suitable financing is a critical step in your fourplex investment journey. Familiarize yourself with the types of loans available, such as conventional loans and VA loans. Conventional loans are widely used and are funded by private financial lenders, making them accessible to many investors. VA loans, backed by the U.S. Department of Veteran Affairs, offer favorable terms to eligible service members, veterans, and their surviving spouses.

2. Meeting Financing Qualifications

  • Lenders evaluate your eligibility based on various factors, including income and creditworthiness. Maintaining a healthy debt-to-income (DTI) ratio is essential, considering both the rental property income you anticipate and the estimated vacancy rate. Financial readiness is crucial when purchasing a loan to fund your fourplex investment.

In summary, finding the best fourplex investment opportunity involves:

  • Thorough research of the local housing market.
  • Utilizing effective strategies to locate listings.
  • Understanding and applying key real estate investing metrics like NOI and the 1% rule.
  • Navigating the loan market to secure appropriate financing.

These steps lay the foundation for a successful fourplex investment venture.

Advantages of Buying a Fourplex Investment Property

A. Illuminating the Benefits of Fourplex Properties for Investors

1. Unlocking High-Rental Income

  • Fourplex properties offer investors a compelling advantage: the potential for a substantial rental income. With four separate units under one roof, the cumulative rental income from these multifamily dwellings can significantly outpace that of single-family homes or smaller multifamily properties. This consistent stream of rental income can serve as a robust financial foundation.

2. Accessible Purchase Price

  • Another key benefit lies in the relatively lower purchase price of fourplex properties. These investments often come at a fraction of the cost of larger multifamily complexes, making them an attractive option for investors with varying budgets. The affordability of fourplexes provides an opportunity to enter the real estate market without excessive financial strain.

3. Streamlined Property Management

  • Managing a fourplex gives investors a more manageable task than overseeing multiple individual properties. All units coexisting within a single building simplifies property management processes. This streamlined approach saves time and reduces administrative costs, making it an efficient choice for property owners.

B. Further Insights into the Advantages

  • In addition to the aforementioned benefits, fourplex investments offer additional advantages that appeal to investors:
  • Portfolio Diversification: Owning a fourplex diversifies your real estate portfolio, spreading risk across multiple rental units. This diversity can help mitigate the impact of vacancies or fluctuations in the rental market.
  • Financing Opportunities: The residential nature of fourplexes often allows investors to secure conventional residential loans, simplifying the financing process and expanding borrowing options.
  • Tax Benefits: Real estate investments, including fourplexes, offer potential tax advantages, such as deductions for mortgage interest, property taxes, and depreciation, which can enhance the overall return on investment.
  • Community Integration: Fourplexes are typically situated within residential neighborhoods, making them appealing for tenants seeking a sense of community and access to local amenities.

Investing in a fourplex property offers investors many advantages, including the potential for high rental income, an affordable purchase price, and simplified property management. Additionally, these investments provide opportunities for portfolio diversification, favorable financing terms, potential tax benefits, and integration into vibrant communities, making them a well-rounded choice for real estate investors.

Tips for Making a Multifamily Investment

A. Prioritize Investing in a Location with Solid Fundamentals

  1. Stress the Significance of Location
  • One of the foundational tips for a successful multifamily investment is to place utmost importance on the property’s location. A strong location underpins the potential for a thriving investment. Consider factors such as the area’s economic stability, population growth, employment opportunities, educational institutions, median income levels, safety records, and the neighborhood’s overall appeal. A strategic location choice can significantly enhance your investment’s long-term prospects.

B. Ensure Rental Income Aligns with the 1% Rule

  1. Clarify the 1% Rule.
  • A critical guideline for multifamily investors is the 1% rule. This rule simplifies the assessment of an investment’s potential by suggesting that the monthly rental income should ideally equal or exceed 1% of the property’s total purchase price. By adhering to this rule, you can quickly gauge whether the property has the potential to generate sufficient income to cover expenses and yield a worthwhile return on investment.

C. Leverage Reputed Real Estate Websites for Listings

1. Spotlight Online Resources like Mashvisor

  • In the digital age, online resources are essential for effective property hunting. Highlight the utility of reputable real estate websites such as Mashvisor, which provide access to extensive property listings and valuable tools for property analysis. These platforms empower investors with data-driven insights, helping them make informed decisions when identifying lucrative multifamily investments.

D. Explore State Financing Options

  1. Mention State Programs for Financing Multifamily Properties
  • State-sponsored programs can be invaluable for financing multifamily properties, including fourplexes. Mention the existence of state-specific initiatives that cater to real estate investors. Depending on your jurisdiction and eligibility, these programs can offer favorable loan terms, down payment assistance, or other financial incentives to facilitate investment. Exploring these options can open doors to more affordable financing and enhance your investment strategy.

E. Additional Insights for Successful Multifamily Investments

  • Beyond the aforementioned tips, consider offering additional insights to empower multifamily investors further:
    • Diversify Your Portfolio: Expanding your investment portfolio to include a mix of property types can help distribute risk and optimize returns.
    • Proactive Tenant Management: Implement effective tenant screening and retention strategies to minimize turnover and maintain a stable income stream.
    • Professional Property Management: If you’re new to real estate investing, consider outsourcing property management to experienced professionals to ensure smooth operations and tenant satisfaction.
    • Comprehensive Due Diligence: Conduct thorough due diligence, including property inspections, financial analysis, and legal assessments, before finalizing any multifamily investment.

Achieving success in multifamily real estate investments requires careful consideration of location, adherence to the 1% rule, utilization of online resources, exploration of state financing programs, and adopting additional strategies for a well-rounded investment approach. These tips are essential for maximizing the potential of your multifamily investments.

Things to Keep in Mind When Closing the Deal

A. Factors to Consider During the Final Stages of the Purchase

  • As you approach the final stages of sealing the deal on your multifamily property, several crucial factors come into play. These factors can significantly impact the outcome of your investment, so it’s imperative to keep them in mind.

B. Navigating Legal and Financial Aspects

  • The transition from property search to closing the deal involves navigating various legal and financial aspects. These include transferring rent payments, handling security deposits, and understanding your obligations as a landlord. Each of these components carries its own set of responsibilities and considerations.

C. The Vital Role of Legal Expertise

  • Consulting with a legal expert specializing in real estate is highly advisable to ensure a smooth and legally sound transaction. Their expertise can give you a comprehensive understanding of closing the deal, safeguarding your interests, and minimizing potential pitfalls.

In essence, the final stages of purchasing a multifamily property demand careful attention to various legal and financial variables. These considerations underscore the importance of seeking guidance from a legal expert to navigate this critical phase with confidence and security.


To wrap up our exploration of fourplex properties as a compelling investment choice, it’s essential to recap their significant advantages. These advantages include the potential for high rental income, affordability, and streamlined property management. Fourplexes can be a solid foundation for building a profitable real estate investment portfolio.

As aspiring investors consider their options within the dynamic world of real estate, it’s crucial to encourage them to embark on this journey with a sense of curiosity and exploration. The real estate market is diverse, offering many investment opportunities. Readers should feel empowered to explore and discover the investment strategy that aligns with their financial goals and aspirations.

In closing, it’s important to emphasize the potential for fourplex properties to be a lucrative addition to an investment portfolio. With their unique advantages, including high rental income, affordability, and efficient management, fourplexes can play a pivotal role in helping investors achieve their financial objectives.

In summary, fourplex properties represent a promising avenue for real estate investors to explore. Their distinct benefits make them compelling for those seeking to expand their investment horizons and reap the rewards of a well-planned and managed multifamily investment.

Ready to explore your real estate investment options? Contact us today and let’s discuss your fourplex investment goals!

Contact Details: Baca Grande System Built, LLC 3655 Mountain View Blvd. Angel Fire, NM 87710

Mailing Address: PO Box 401585 Las Vegas, NV 89140

Phone: 702-376-7068