Renovated Quadplex with
For Sale
$799,000
835 N Grandview Avenue, Daytona Beach, FL 32118
Residential Income, Daytona Beach, FL
Property Size3,886 SF
Lot Size0.24 Acres
Price / SF$205.61
Days on Market155
Property Features for 835 N Grandview Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
Multi Family
Bedrooms
9
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 5, Bedroom 1, Bedroom 9, Bathroom 3, Bathroom 4, Bedroom 8, Bathroom 1, Bedroom 4, Bedroom 7, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6, Bathroom 5
Parking
4
Parking features
Garage, Carport, Open
Exterior features
Balcony, Storm Shutters
Appliances
Refrigerator, Electric Range, Electric Cooktop, Dishwasher
Subdivision
Not In Subdivision
Lot features
Sprinklers In Front, Sprinklers In Rear
View
City
Elementary school
Beachside
Middle school
Hinson
High school
Seabreeze
Directions
Head east on International Speedway Blvd (US-92) toward the beach. Cross the bridge over the Halifax River. Turn left (north) on N Atlantic Ave. Continue north, turn right on Harvey Ave, then left on N Grandview Ave. Property is at 835 N Grandview Ave on your right.
Standard status
Active
APN
5305-01-33-0020
Size
3,886 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 2 BLK 33 EAST DAYTONA MB 2 PG 106 PER OR 5279 PGS 4337-4339 INC PER OR 6979 PGS 3556-3557 PER OR 8131 PG 0082 PER OR 8396 PG 3693
Tax Annual Amount
11159
Legal Description
LOT 2 BLK 33 EAST DAYTONA MB 2 PG 106 PER OR 5279 PGS 4337-4339 INC PER OR 6979 PGS 3556-3557 PER OR 8131 PG 0082 PER OR 8396 PG 3693
Utilities
Heating system
Central
Cooling system
Central Air, Separate Meters
Water source
Public
Amenities
on-site coin laundry
balconies
storm shutters
impact windows
locked storage units
Building Details
Year built
1968
Floors in Building
2
Number of units
4
Flooring type
Carpet, Terrazzo, Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Robin Hart · License #3303631
(386) 679-5014
Added: Apr 30
Changed: Sep 12
Last Checked: Oct 1 at 10:06PM
MLS# 1225850
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 3,886-square-foot quadplex, built in 1968, contains one 3BD/2BA residence and three 2BD/1BA units. The building is constructed of concrete block, and each apartment has two private entrances plus a secured storage unit. Unit 4 has updated bathrooms and new vinyl plank flooring, while Units 1 and 2 retain terrazzo floors. Upper-level apartments include balconies, and Unit 3 has a limited ocean view.
Property improvements include 2020 impact windows, storm shutters, a newer retaining wall, an irrigation well, and recently replaced copper refrigerant lines. On-site amenities include coin laundry, a rentable one-car garage, and two covered parking spaces. The property is fully occupied with month-to-month leases and is located minutes from the beach and Hard Rock Hotel at 835 N Grandview Avenue in Daytona Beach.
Property improvements include 2020 impact windows, storm shutters, a newer retaining wall, an irrigation well, and recently replaced copper refrigerant lines. On-site amenities include coin laundry, a rentable one-car garage, and two covered parking spaces. The property is fully occupied with month-to-month leases and is located minutes from the beach and Hard Rock Hotel at 835 N Grandview Avenue in Daytona Beach.
Key Highlights
- 3,886‑square‑foot quadplex on a 0.24‑acre lot
- Unit mix includes one 3BD/2BA and three 2BD/1BA apartments
- Fully occupied with month‑to‑month leases
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
$34,090
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
4.27%
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%
$681,800
$681.8K
Cap Rate 7%
$487,000
$487.0K
Cap Rate 9%
$378,778
$378.8K
Market Conditions
NOI Build-Up for 3,886 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
$54.1K $13.92/SF
− Vacancy
−$5.4K −$1.39/SF
EGI
$48.7K $12.53/SF
− OpEx
−$14.6K −$3.76/SF
NOI
$34.1K $8.77/SF
Area
Volusia County, FL
Vacancy
9.97%
Lease Rate
$13.92 /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%
$681,800
Cap Rate 7%
$487,000
Cap Rate 9%
$378,778
Alternative Uses
Best Use
Multifamily LT 5
$487.0K
$426.1K – $568.2K
NOI $34,090 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$423.0K
$370.1K – $493.5K
NOI $29,611 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,207 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
762
Businesses Nearby
Explore this area
Business Placement
Demographics for 32118, FL
17,906
Population
16,390
Households
1.1
Avg Household Size
58
Median Age
31%
College-Educated
94%
High-School Grad
4.2 sq mi
ZIP Area
4,263
Density / Sq Mi
$60,418
Median Household Income
$36,153
Median Earnings
$1,283
Median Rent
$339,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Concrete-block income property near the beach with separately entered units and on-site parking improvements.
Where is this quadplex located?
The property is located at 835 N Grandview Avenue Daytona Beach, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 3,886‑square‑foot quadplex on a 0.24‑acre lot; Unit mix includes one 3BD/2BA and three 2BD/1BA apartments; Fully occupied with month‑to‑month leases
