Conservation-Lot Duplex
For Sale
$236,900
3455 FALLBROOK DRIVE, Poinciana, FL 34759
Residential, POINCIANA, FL
Property Size1,353 SF
Lot Size0.11 Acres
Price / SF$175.09
Days on Market53
Property Features for 3455 FALLBROOK DRIVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
SINGLE FAMILY RESIDENTIAL
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 1, Dining Room
Parking features
Open, Golf Cart
Window features
Aluminum Frames
Patio and Porch features
Porch
Pets allowed
Yes, Number Limit, Size Limit
Interior features
Ceiling Fans(s), Eat-in Kitchen, Open Floorplan, Split Bedroom, Stone Counters, Walk-In Closet(s)
Exterior features
Courtyard, Rain Gutters
Appliances
Dishwasher, Disposal, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Subdivision
SOLIVITA PH SF-UN 1
Lot features
In County, Level, Paved, Private
Directions
Cypress Pkwy into Solivita Main Gate on Solivita Blvd. RIGHT at four-way stop sign on Torino Ln. RIGHT at stop sign on Village Center rd. LEFT on Fallbrook Dr. Property is on RIGHT.
Standard status
Active
APN
28-27-14-933549-000180
Size
1,353 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SOLIVITA PHASE 5F - UNIT 1 REPLAT PB 157 PG 33-47 LOT 18
Tax Annual Amount
4365
Legal Description
SOLIVITA PHASE 5F - UNIT 1 REPLAT PB 157 PG 33-47 LOT 18
Utilities
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
pool
fitness center
yoga studio
restaurant
pickleball court
tennis court
bocce ball court
shuffleboard court
horseshoe pit
billards room
bike paths
dog park
community garden
softball field
golf course
amenity center
fiber optic internet
gated community
Building Details
Year built
2017
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet
Building materials
Block, Stucco
Roof type
Shingle
Architectural style
Mediterranean
Listing Agency:
BORCHINI REALTY
(407) 791-1789
Listed By:
Charles Borchini · License #3159821
(407) 552-7375
Added: Jul 20
Changed: Sep 10
Last Checked: Sep 10 at 12:06PM
MLS# S5153701
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 1,353-square-foot duplex residence, built in 2017, is an attached villa with an open great-room layout and bedrooms positioned on opposite sides of the home. The kitchen includes granite counters, a seating island, pendant lighting, and stainless steel appliances. Ceramic tile extends through the main living areas, while both bedrooms feature carpet installed in 2026. Additional interior details include 8-foot doors, ceiling fans, a walk-in closet, dual-sink primary bath, and an upgraded shower with bench and tile finishes.
Outdoor living is centered on a covered, screened lanai overlooking a conservation area, with a screened entry and gated courtyard. The home is in Solivita, an active adult 55+ community, approximately 7/10 mile from Solivita Village. Community amenities include 14 heated pools, 17 pickleball courts, 9 tennis courts, 36 holes of golf, restaurants, fitness facilities, bike paths, and resident clubs. Poinciana Lakes Plaza is directly across from the Solivita main gate.
Outdoor living is centered on a covered, screened lanai overlooking a conservation area, with a screened entry and gated courtyard. The home is in Solivita, an active adult 55+ community, approximately 7/10 mile from Solivita Village. Community amenities include 14 heated pools, 17 pickleball courts, 9 tennis courts, 36 holes of golf, restaurants, fitness facilities, bike paths, and resident clubs. Poinciana Lakes Plaza is directly across from the Solivita main gate.
Key Highlights
- 1,353‑square‑foot attached villa on a 0.11‑acre conservation lot
- Built in 2017 with covered, screened lanai and wooded views
- Granite kitchen with island seating and stainless steel appliances
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
$14,346
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
6.06%
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%
$286,920
$286.9K
Cap Rate 7%
$204,943
$204.9K
Cap Rate 9%
$159,400
$159.4K
Market Conditions
NOI Build-Up for 1,353 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
$21.9K $16.20/SF
− Vacancy
−$1.4K −$1.05/SF
EGI
$20.5K $15.15/SF
− OpEx
−$6.1K −$4.54/SF
NOI
$14.3K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$286,920
Cap Rate 7%
$204,943
Cap Rate 9%
$159,400
Alternative Uses
Best Use
Multifamily LT 5
$204.9K
$179.3K – $239.1K
NOI $14,346 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$183.1K
$160.2K – $213.6K
NOI $12,816 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$325.1K
$284.5K – $379.3K
NOI $22,760 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - Open-plan two-bedroom residence with a screened lanai, granite kitchen, split-bedroom layout, and conservation views.
Where is this duplex located?
The property is located at 3455 FALLBROOK DRIVE Poinciana, FL.
What is the asking price?
The asking price for this property is $236,900.
What are key features of this property?
This property features: 1,353‑square‑foot attached villa on a 0.11‑acre conservation lot; Built in 2017 with covered, screened lanai and wooded views; Granite kitchen with island seating and stainless steel appliances
