Remodeled Duplex with Granite
New
For Sale
$242,900
10350 RIVA RIDGE Trail, Orlando, FL 32817
MULTI_FAMILY - Contemporary - ORLANDO, FL
Property Size818 SF
Lot Size0.14 Acres
Price / SF$296.94
Days on Market3
Property Features for 10350 RIVA RIDGE Trail
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
P-D
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bedroom 1, Bathroom 1
Parking features
On Street, Driveway
Window features
Aluminum Frames, Blinds
Patio and Porch features
Porch
Pets allowed
Yes
Interior features
Cathedral Ceiling(s), Ceiling Fans(s), Eat-in Kitchen
Appliances
Dishwasher, Disposal, Microwave, Range, Refrigerator
Subdivision
ARBOR WOODS
Elementary school
Riverdale Elem
Middle school
Union Park Middle
High school
University High
Directions
DEAN ROAD, SOUTH OF UNIVERSITY. L @ WINDER TRAIL, R @ KINNON. R @RIVA RIDGE. HOUSE ON THE RIGHT
Standard status
Active
APN
17-22-31-0230-01-021
Size
818 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ARBOR WOODS UNIT 3 12/110 BEG SW COR LOT102 RUN N 125.81 FT SELY 66.66 FT S 16DEG W 122.42 FT W 30 FT TO POB
Tax Annual Amount
3119
Legal Description
ARBOR WOODS UNIT 3 12/110 BEG SW COR LOT102 RUN N 125.81 FT SELY 66.66 FT S 16DEG W 122.42 FT W 30 FT TO POB
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
1
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Architectural style
Contemporary
Listing Agency:
SAND DOLLAR REALTY GROUP INC
(407) 389-7318
Listed By:
Robert Arnold, Jr · License #627826
(407) 389-7318
Added: Aug 10
Changed: Aug 11
Last Checked: Aug 12 at 2:06AM
MLS# O6432165
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 818-square-foot half-duplex contains two bedrooms and one bathroom within a contemporary residential layout. The 1984 block construction includes an eat-in kitchen, cathedral ceiling, ceiling fans, central heating, and central air conditioning. Interior improvements include white shaker cabinetry with soft-close hardware, granite countertops, stainless steel appliances, tiled bathroom walls, a granite vanity, porcelain tile flooring, and five-inch baseboards. A porch provides additional exterior space.
The property occupies 0.14 acres and has P-D zoning. Parking is available in the driveway and along the street. Public water serves the property, while wastewater is handled by a septic tank. Additional features include a shingle roof, tile flooring, and appliances consisting of a dishwasher, disposal, microwave, range, and refrigerator.
The property occupies 0.14 acres and has P-D zoning. Parking is available in the driveway and along the street. Public water serves the property, while wastewater is handled by a septic tank. Additional features include a shingle roof, tile flooring, and appliances consisting of a dishwasher, disposal, microwave, range, and refrigerator.
Key Highlights
- 818‑square‑foot half‑duplex with 2 bedrooms and 1 bathroom
- 0.14‑acre property with P‑D zoning
- Remodeled kitchen with white shaker cabinets, soft‑close hardware, granite counters, 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
$11,605
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
4.78%
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%
$232,100
$232.1K
Cap Rate 7%
$165,786
$165.8K
Cap Rate 9%
$128,944
$128.9K
Market Conditions
NOI Build-Up for 818 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
$17.7K $21.60/SF
− Vacancy
−$1.1K −$1.33/SF
EGI
$16.6K $20.27/SF
− OpEx
−$5.0K −$6.08/SF
NOI
$11.6K $14.19/SF
Area
Orlando, FL
Vacancy
6.17%
Lease Rate
$21.60 /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%
$232,100
Cap Rate 7%
$165,786
Cap Rate 9%
$128,944
Alternative Uses
Best Use
Multifamily LT 5
$165.8K
$145.1K – $193.4K
NOI $11,605 @ 7.0% cap · market cap 4.78%
Second Best
Apartment 5plus
$151.4K
$132.5K – $176.7K
NOI $10,601 @ 7.0% cap · market cap 4.36%
Theoretical Best
Office A
$263.5K
$230.6K – $307.4K
NOI $18,445 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
135
Businesses Nearby
Explore this area
Business Placement
Demographics for 32817, FL
40,376
Population
13,747
Households
2.9
Avg Household Size
29
Median Age
36%
College-Educated
92%
High-School Grad
11.7 sq mi
ZIP Area
3,451
Density / Sq Mi
$78,546
Median Household Income
$34,316
Median Earnings
$1,741
Median Rent
$327,800
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 - Updated half-duplex with contemporary finishes, central HVAC, tile flooring, and driveway parking.
Where is this duplex located?
The property is located at 10350 RIVA RIDGE Trail Orlando, FL.
What is the asking price?
The asking price for this property is $242,900.
What are key features of this property?
This property features: 818‑square‑foot half‑duplex with 2 bedrooms and 1 bathroom; 0.14‑acre property with P‑D zoning; Remodeled kitchen with white shaker cabinets, soft‑close hardware, granite counters, and stainless steel appliances
