Duplex with Lake
For Sale
$415,000
260 S CENTRAL Avenue, Umatilla, FL 32784
Residential Income, UMATILLA, FL
Property Size2,160 SF
Lot Size0.15 Acres
Price / SF$192.13
Days on Market137
Property Features for 260 S CENTRAL Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Family Room, Bathroom 3, Bedroom 2, Bathroom 4, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
Driveway
Window features
Blinds
Patio and Porch features
Porch
Pets allowed
Yes
Interior features
Ceiling Fans(s), Kitchen/Family Room Combo
Exterior features
Rain Gutters, Storage
Appliances
Dishwasher, Dryer, Electric Water Heater, Exhaust Fan
Subdivision
MITCHENORS ADD
Lot features
Near Public Transit
View
Water, Lake
Elementary school
Umatilla Elem
Middle school
Umatilla Middle
High school
Umatilla High
Directions
From Eustis head North, make a U turn the property will be on your right once you make a U Turn on the West side of the road.
Standard status
Active
APN
13-18-26-050000A00501
Size
2,160 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
UMATILLA, MITCHENORS ADD S 48 FT OF LOT 5, N 25 FT OF LOT 6 BLK A PB 1 PG 56 ORB 2628 PG 851
Tax Annual Amount
3500
Legal Description
UMATILLA, MITCHENORS ADD S 48 FT OF LOT 5, N 25 FT OF LOT 6 BLK A PB 1 PG 56 ORB 2628 PG 851
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
lake views
Building Details
Year built
1998
Floors in Building
2
Number of units
2
Flooring type
Tile - Ceramic, Laminate
Building materials
Block
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
RLW REALTY
(352) 771-2560
Listed By:
Logan Wilson · License #3248440
(352) 771-2560
Added: Apr 16
Changed: Aug 20
Last Checked: Aug 30 at 5:06PM
MLS# G5111096
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 duplex contains 2,160 square feet arranged as two 2BR/2BA residences. Each unit has separate utilities, ceramic tile and laminate flooring, central heating and cooling, ceiling fans, and a kitchen-family room combination. The improvements were built in 1998 with block construction and include porches, rain gutters, storage, driveway parking, a shingle roof, dishwasher, dryer, and electric water heaters.
Both residences are currently occupied and professionally managed. Lake views are part of the property setting. The 0.15-acre parcel is served by public water and public sewer, with cable available. A lot split would be required for the sale, and the City is in favor of that process; lot dimensions and estimated taxes remain subject to confirmation.
Both residences are currently occupied and professionally managed. Lake views are part of the property setting. The 0.15-acre parcel is served by public water and public sewer, with cable available. A lot split would be required for the sale, and the City is in favor of that process; lot dimensions and estimated taxes remain subject to confirmation.
Key Highlights
- 2,160‑square‑foot duplex with two residential units
- Each unit offers 2BR/2BA layouts and separate utilities
- Currently tenant‑occupied and professionally managed
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
$28,809
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
6.94%
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%
$576,180
$576.2K
Cap Rate 7%
$411,557
$411.6K
Cap Rate 9%
$320,100
$320.1K
Market Conditions
NOI Build-Up for 2,160 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
$44.1K $20.40/SF
− Vacancy
−$2.9K −$1.35/SF
EGI
$41.2K $19.05/SF
− OpEx
−$12.3K −$5.72/SF
NOI
$28.8K $13.34/SF
Area
Lake 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%
$576,180
Cap Rate 7%
$411,557
Cap Rate 9%
$320,100
Alternative Uses
Best Use
Multifamily LT 5
$411.6K
$360.1K – $480.2K
NOI $28,809 @ 7.0% cap · market cap 6.94%
Second Best
Apartment 5plus
$378.9K
$331.6K – $442.1K
NOI $26,525 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$614.7K
$537.8K – $717.1K
NOI $43,027 @ 7.0% cap · market cap 10.37%
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
238
Businesses Nearby
Explore this area
Business Placement
Demographics for 32784, FL
11,212
Population
4,971
Households
2.3
Avg Household Size
45
Median Age
12%
College-Educated
88%
High-School Grad
92.8 sq mi
ZIP Area
121
Density / Sq Mi
$69,633
Median Household Income
$40,247
Median Earnings
$1,082
Median Rent
$237,300
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-unit property features separate utility service, tenant occupancy, and professional management.
Where is this duplex located?
The property is located at 260 S CENTRAL Avenue Umatilla, FL.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 2,160‑square‑foot duplex with two residential units; Each unit offers 2BR/2BA layouts and separate utilities; Currently tenant‑occupied and professionally managed
