Garden-Style Apartment
For Sale
$3,000,000
119 Thomasson Avenue, Daytona Beach, FL 32117
Residential Income, Daytona Beach, FL
Property Size15,212 SF
Lot Size1.00 Acre
Price / SF$197.21
Days on Market33
Property Features for 119 Thomasson Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
32
Bathrooms
20
Full bathrooms
20
Rooms
Bedroom 24, Bedroom 16, Bedroom 27, Bathroom 2, Bathroom 16, Bedroom 29, Bedroom 13, Bathroom 10, Bedroom 4, Bathroom 11, Bedroom 14, Bedroom 11, Bedroom 2, Bedroom 25, Bedroom 7, Bedroom 6, Bedroom 19, Bathroom 13, Bedroom 5, Bedroom 30, Bedroom 21, Bedroom 8, Bedroom 10, Bathroom 17, Bathroom 18, Bedroom 22, Bedroom 23, Bedroom 18, Bathroom 14, Bedroom 1, Bathroom 12, Bathroom 4, Bedroom 31, Bedroom 12, Bedroom 15, Bedroom 26, Bathroom 19, Bathroom 3, Bedroom 28, Bathroom 20, Bedroom 32, Bedroom 9, Bathroom 7, Bathroom 15, Bedroom 20, Bedroom 3, Bathroom 8, Bathroom 5, Bedroom 17, Bathroom 9, Bathroom 6, Bathroom 1
Parking features
Assigned
Subdivision
Not In Subdivision
Directions
us 1 to West on Mason Ave to South on Thomasson Ave
Standard status
Active
APN
424401340016
Size
15,212 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
30232
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
community laundry facilities
Building Details
Year built
1984
Number of units
20
Building materials
Frame
Listing Agency:
FlatFee.com
(954) 965-3990
Listed By:
Cliff Glansen · License #278017259
(954) 965-3990
Added: Jul 24
Changed: Aug 20
Last Checked: Aug 25 at 6:06AM
MLS# 1228976
Copyright © 2026 Daytona Beach Area Association of Realtors. 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 garden-style apartment property contains 20 units within a 15,212-square-foot building on 1 acre. The unit mix includes 8 one-bedroom apartments and 12 two-bedroom apartments. Wood-frame construction, central heating and central air, assigned parking, and shared laundry facilities support the existing residential configuration. The property was built in 1984.
Recent work includes roof replacement with warranty coverage, vinyl flooring installation, and fixture updates. The site is located at 119 Thomasson Avenue in Daytona Beach, near the Halifax River corridor and within convenient reach of employment centers, beaches, and Daytona International Speedway.
Recent work includes roof replacement with warranty coverage, vinyl flooring installation, and fixture updates. The site is located at 119 Thomasson Avenue in Daytona Beach, near the Halifax River corridor and within convenient reach of employment centers, beaches, and Daytona International Speedway.
Key Highlights
- 20‑unit apartment property with 8 one‑bedroom and 12 two‑bedroom units
- 15,212 square feet on 1 acre
- Garden‑style layout with wood‑frame construction
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
$115,916
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
3.86%
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%
$2,318,320
$2.3M
Cap Rate 7%
$1,655,943
$1.7M
Cap Rate 9%
$1,287,956
$1.3M
Market Conditions
NOI Build-Up for 15,212 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
$235.5K $15.48/SF
− Vacancy
−$24.7K −$1.63/SF
EGI
$210.8K $13.85/SF
− OpEx
−$94.8K −$6.23/SF
NOI
$115.9K $7.62/SF
Area
Volusia County, FL
Vacancy
10.50%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
45.00%
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%
$2,318,320
Cap Rate 7%
$1,655,943
Cap Rate 9%
$1,287,956
Alternative Uses
Best Use
Apartment 5plus
$1.66M
$1.45M – $1.93M
NOI $115,916 @ 7.0% cap · market cap 3.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.49M
$3.92M – $5.23M
NOI $313,976 @ 7.0% cap · market cap 10.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
20
Residential units
Location Intelligence
Trade Area within ½ mile
988
Businesses Nearby
Explore this area
Business Placement
Demographics for 32117, FL
28,223
Population
14,392
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
90%
High-School Grad
12.0 sq mi
ZIP Area
2,352
Density / Sq Mi
$52,132
Median Household Income
$32,189
Median Earnings
$1,392
Median Rent
$175,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Multi-unit property with community laundry, assigned parking, and updated vinyl flooring and fixtures.
Where is this apartment building located?
The property is located at 119 Thomasson Avenue Daytona Beach, FL.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 20‑unit apartment property with 8 one‑bedroom and 12 two‑bedroom units; 15,212 square feet on 1 acre; Garden‑style layout with wood‑frame construction
