New Construction
For Sale
$409,900
Pending
1-110 Friendly Cir, Sebring, FL 33876
Two modern units offer private garages, open layouts, and contemporary interior finishes.
Property Size2,460 SF
Days on Market36
Property Features for 1-110 Friendly Cir
General Information
Standard status
Pending
Size
2,460 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$1,278
Amenities
indoor laundry room
covered rear patio
Building Details
Buildings
1
Listing Agency:
LPT REALTY, LLC
(407) 350-6692
Listed By:
Carolina Calosso Ressel · License #3553443
(407) 350-6692
Source:
Exprealty
Added: Jul 23
Changed: Aug 21
Last Checked: Aug 26 at 11:12AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LPT REALTY, LLC
Investment Insights
Based on property information with market context.
This new-construction duplex at 1-110 Friendly Cir in Sebring contains 2,460 SF and pairs two residential units under one property. Each unit includes 3 bedrooms, 2 full bathrooms, a private one-car garage, a separate entrance, an indoor laundry room, and a covered rear patio.
Interior features include quartz countertops, oversized kitchen islands, luxury vinyl plank flooring, designer lighting, black fixtures, walk-in closets, and tiled walk-in showers. The open layouts provide connected kitchen and living areas, while each finished garage has an epoxy-coated floor. The configuration supports separate occupancy of each unit and includes contemporary residential finishes throughout.
Interior features include quartz countertops, oversized kitchen islands, luxury vinyl plank flooring, designer lighting, black fixtures, walk-in closets, and tiled walk-in showers. The open layouts provide connected kitchen and living areas, while each finished garage has an epoxy-coated floor. The configuration supports separate occupancy of each unit and includes contemporary residential finishes throughout.
Key Highlights
- 2,460 SF new‑construction duplex at 1‑110 Friendly Cir, Sebring, FL
- Each unit includes 3 bedrooms and 2 full bathrooms
- Private one‑car garage for each unit with epoxy‑coated flooring
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
$22,219
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
5.42%
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%
$444,380
$444.4K
Cap Rate 7%
$317,414
$317.4K
Cap Rate 9%
$246,878
$246.9K
Market Conditions
NOI Build-Up for 2,460 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
$33.9K $13.80/SF
− Vacancy
−$2.2K −$0.90/SF
EGI
$31.7K $12.90/SF
− OpEx
−$9.5K −$3.87/SF
NOI
$22.2K $9.03/SF
Area
Highlands County, FL
Vacancy
6.50%
Lease Rate
$13.80 /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%
$444,380
Cap Rate 7%
$317,414
Cap Rate 9%
$246,878
Alternative Uses
Best Use
Multifamily LT 5
$317.4K
$277.7K – $370.3K
NOI $22,219 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$295.0K
$258.1K – $344.1K
NOI $20,647 @ 7.0% cap · market cap 5.04%
Theoretical Best
Office A
$511.8K
$447.8K – $597.1K
NOI $35,825 @ 7.0% cap · market cap 8.74%
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
50
Businesses Nearby
Explore this area
Business Placement
Demographics for 33876, FL
5,239
Population
3,313
Households
1.6
Avg Household Size
60
Median Age
16%
College-Educated
86%
High-School Grad
31.4 sq mi
ZIP Area
167
Density / Sq Mi
$55,490
Median Household Income
$31,953
Median Earnings
$892
Median Rent
$161,500
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 modern units offer private garages, open layouts, and contemporary interior finishes.
Where is this duplex located?
The property is located at 1-110 Friendly Cir Sebring, FL.
What is the asking price?
The asking price for this property is $409,900.
What are key features of this property?
This property features: 2,460 SF new‑construction duplex at 1‑110 Friendly Cir, Sebring, FL; Each unit includes 3 bedrooms and 2 full bathrooms; Private one‑car garage for each unit with epoxy‑coated flooring
