Two-Unit Block
For Sale
Under Contract
$249,000
1113 S LEE Avenue, Orlando, FL 32805
Residential Income, ORLANDO, FL
Property Size1,438 SF
Lot Size0.20 Acres
Price / SF$173.16
Days on Market67
Property Features for 1113 S LEE Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R2A/T
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 3
Interior features
Open Floorplan
Exterior features
Outbuildings
Appliances
Range, Refrigerator
Subdivision
PECAN PLACE
Lot features
Paved
High school
Jones High
Directions
From Orange Ave, go west on Kaley, turn right on Lee Ave
Standard status
Active Under Contract
APN
35-22-29-6780-02-160
Size
1,438 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PECAN PLACE J/15 LOT 16 BLK B
Tax Annual Amount
3348
Legal Description
PECAN PLACE J/15 LOT 16 BLK B
Utilities
Sewer type
Septic Tank
Heating system
Ductless (Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Private
Amenities
laundry room
Building Details
Year built
1959
Floors in Building
1
Number of units
2
Flooring type
Terrazzo
Building materials
Block
Roof type
Built-Up
Additional Structures
Outbuilding
Listing Agency:
MAINFRAME REAL ESTATE
(407) 513-4257
Listed By:
Rob Gaudreau · License #3056853
(407) 579-2737
Added: Jun 25
Changed: Aug 26
Last Checked: Aug 30 at 5:06AM
MLS# O6417779
Copyright © 2026 Stellar MLS. 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 1,438-square-foot duplex sits on a 0.2-acre parcel and contains two separately metered residences: a front unit with two bedrooms and one bathroom, plus a rear unit with one bedroom and one bathroom. Built in 1959 with block construction, the property includes terrazzo flooring, an open floorplan, range and refrigerator appliances, and ductless heating with window and wall/window cooling units. A detached laundry room provides washer and dryer hookups, while the two-car carport adds covered parking. The roof was replaced approximately five years ago.
The property is occupied by long-term tenants and has no HOA. It is located near Downtown Orlando, with access to major highways, shopping, dining, schools, public transportation, and employment centers. R2A/T zoning, private water, and a septic tank are also reported.
The property is occupied by long-term tenants and has no HOA. It is located near Downtown Orlando, with access to major highways, shopping, dining, schools, public transportation, and employment centers. R2A/T zoning, private water, and a septic tank are also reported.
Key Highlights
- 1,438‑square‑foot duplex on a 0.2‑acre parcel
- Two separately metered units: 2‑bedroom/1‑bath front unit and 1‑bedroom/1‑bath rear unit
- Occupied by long‑term tenants
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
$20,401
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
8.19%
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%
$408,020
$408.0K
Cap Rate 7%
$291,443
$291.4K
Cap Rate 9%
$226,678
$226.7K
Market Conditions
NOI Build-Up for 1,438 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
$31.1K $21.60/SF
− Vacancy
−$1.9K −$1.33/SF
EGI
$29.1K $20.27/SF
− OpEx
−$8.7K −$6.08/SF
NOI
$20.4K $14.19/SF
Area
Orlando, FL
Vacancy
6.17%
Lease Rate
$21.60 /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%
$408,020
Cap Rate 7%
$291,443
Cap Rate 9%
$226,678
Alternative Uses
Best Use
Multifamily LT 5
$291.4K
$255.0K – $340.0K
NOI $20,401 @ 7.0% cap · market cap 8.19%
Second Best
Apartment 5plus
$266.2K
$232.9K – $310.6K
NOI $18,635 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$463.2K
$405.3K – $540.4K
NOI $32,426 @ 7.0% cap · market cap 13.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,543
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
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?
Duplex - Occupied units offer separate metering, a two-bedroom/one-bath layout, and a one-bedroom/one-bath layout.
Where is this duplex located?
The property is located at 1113 S LEE Avenue Orlando, FL.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 1,438‑square‑foot duplex on a 0.2‑acre parcel; Two separately metered units: 2‑bedroom/1‑bath front unit and 1‑bedroom/1‑bath rear unit; Occupied by long‑term tenants
