Updated Duplex with Two
For Sale
$340,000
2508 Yale Avenue, Sanford, FL 32773
Residential Income, Sanford, FL
Property Size1,592 SF
Lot Size0.22 Acres
Price / SF$213.57
Days on Market36
Property Features for 2508 Yale Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Multi Family
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 3, Bedroom 4, Bathroom 3, Bedroom 1, Bathroom 2, Bedroom 2
Parking features
Driveway
Appliances
Washer/Dryer Stacked, Refrigerator, Ice Maker, Electric Water Heater, Electric Range, Electric Oven, Electric Cooktop, Dryer, Disposal
Subdivision
Not on the List
Directions
From 415 South to SR46. Make right on SR46. Left on Yale Ave. Property on Right
Standard status
Active
APN
06-20-31-502-0700-0200
Size
1,592 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S 1/2 OF LOT 20 + ALL LOT 21 BLK 7 PALM TERRACE PB 4 PG 82
Tax Annual Amount
5352
Legal Description
S 1/2 OF LOT 20 + ALL LOT 21 BLK 7 PALM TERRACE PB 4 PG 82
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Multi Units, Central Air
Building Details
Year built
1930
Floors in Building
2
Number of units
2
Flooring type
Laminate
Building materials
Frame, Wood Siding
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Lorry Robles
(386) 479-0558
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 31 at 12:06PM
MLS# 1229078
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 duplex contains 1,592 square feet across two separate residences on a 0.22-acre lot. The lower apartment offers two bedrooms and two bathrooms and is currently occupied, while the upper two-bedroom, one-bath unit is vacant. Each residence has its own layout, with laminate flooring, neutral finishes, updated kitchens, stainless steel appliances, and refreshed bathrooms. A front porch and mature trees add character to the property, and driveway parking is provided.
Major improvements include a roof replacement in 2021, electrical work completed in 2022, HVAC updates from 2021, complete repiping in 2021, and granite countertops installed in 2021. The property is identified as being outside a flood zone and is near downtown Sanford, shopping, dining, major highways, Sanford-Orlando Airport, and the waterfront.
Major improvements include a roof replacement in 2021, electrical work completed in 2022, HVAC updates from 2021, complete repiping in 2021, and granite countertops installed in 2021. The property is identified as being outside a flood zone and is near downtown Sanford, shopping, dining, major highways, Sanford-Orlando Airport, and the waterfront.
Key Highlights
- Two‑unit duplex at 2508 Yale Avenue, Sanford, FL 32773
- 1,592 square feet on a 0.22‑acre lot
- Lower unit: 2‑bedroom, 2‑bath and currently tenant occupied
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
$21,233
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
6.25%
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%
$424,660
$424.7K
Cap Rate 7%
$303,329
$303.3K
Cap Rate 9%
$235,922
$235.9K
Market Conditions
NOI Build-Up for 1,592 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
$32.5K $20.40/SF
− Vacancy
−$2.1K −$1.35/SF
EGI
$30.3K $19.05/SF
− OpEx
−$9.1K −$5.72/SF
NOI
$21.2K $13.34/SF
Area
Seminole County, FL
Vacancy
6.60%
Lease Rate
$20.40 /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%
$424,660
Cap Rate 7%
$303,329
Cap Rate 9%
$235,922
Alternative Uses
Best Use
Multifamily LT 5
$303.3K
$265.4K – $353.9K
NOI $21,233 @ 7.0% cap · market cap 6.25%
Second Best
Apartment 5plus
$279.3K
$244.4K – $325.8K
NOI $19,550 @ 7.0% cap · market cap 5.75%
Theoretical Best
Office A
$453.0K
$396.4K – $528.6K
NOI $31,713 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Explore this area
Business Placement
Demographics for 32773, FL
33,990
Population
13,402
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
1,232
Density / Sq Mi
$63,496
Median Household Income
$40,479
Median Earnings
$1,482
Median Rent
$259,600
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 - Two distinct floor plans include refreshed kitchens, bathrooms, and bright open living areas.
Where is this duplex located?
The property is located at 2508 Yale Avenue Sanford, FL.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: Two‑unit duplex at 2508 Yale Avenue, Sanford, FL 32773; 1,592 square feet on a 0.22‑acre lot; Lower unit: 2‑bedroom, 2‑bath and currently tenant occupied
