Duplex with Inground
For Sale
$900,000
108 SHORE DRIVE, Longwood, FL 32779
Two-unit property with a full-size inground swimming pool near Lake Brantley.
Property Size3,248 SF
Price / SF$277.09
Days on Market9
Property Features for 108 SHORE DRIVE
General Information
Standard status
Active
Size
3,248 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
pool
Building Details
Year Built
1975
Listing Agency:
WEATHERSPOON REALTY INC
(407) 878-4468
Listed By:
Veneita Knight, II · License #3226650
(407) 547-5024
Source:
Dennisrealty
Added: Sep 2
Changed: Sep 9
Last Checked: Sep 9 at 6:02AM
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 WEATHERSPOON REALTY INC
Investment Insights
Based on property information with market context.
This duplex at 108 Shore Drive in Longwood, Florida, contains 3248 square feet and was built in 1975. A full-size inground swimming pool adds an established outdoor amenity to the property.
The property is near Lake Brantley, with lakefront residences located across the street and sunset views identified in the surrounding area. The two-unit configuration supports several ownership approaches described for the property, including maintaining separate rental units, occupying one unit while renting the other, or using the home as a second residence. Its Central Florida setting and proximity to the lake provide relevant context for both owner-occupants and income-property buyers.
The property is near Lake Brantley, with lakefront residences located across the street and sunset views identified in the surrounding area. The two-unit configuration supports several ownership approaches described for the property, including maintaining separate rental units, occupying one unit while renting the other, or using the home as a second residence. Its Central Florida setting and proximity to the lake provide relevant context for both owner-occupants and income-property buyers.
Key Highlights
- Duplex at 108 SHORE DRIVE, LONGWOOD, FL 32779
- 3248 square feet of property size
- Built in 1975
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
$43,320
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
4.81%
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%
$866,400
$866.4K
Cap Rate 7%
$618,857
$618.9K
Cap Rate 9%
$481,333
$481.3K
Market Conditions
NOI Build-Up for 3,248 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
$66.3K $20.40/SF
− Vacancy
−$4.4K −$1.35/SF
EGI
$61.9K $19.05/SF
− OpEx
−$18.6K −$5.72/SF
NOI
$43.3K $13.34/SF
Area
Seminole 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%
$866,400
Cap Rate 7%
$618,857
Cap Rate 9%
$481,333
Alternative Uses
Best Use
Multifamily LT 5
$618.9K
$541.5K – $722.0K
NOI $43,320 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$569.8K
$498.6K – $664.8K
NOI $39,886 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$924.3K
$808.8K – $1.08M
NOI $64,700 @ 7.0% cap · market cap 7.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
898
Businesses Nearby
Explore this area
Business Placement
Demographics for 32779, FL
29,321
Population
11,644
Households
2.5
Avg Household Size
45
Median Age
55%
College-Educated
97%
High-School Grad
18.9 sq mi
ZIP Area
1,551
Density / Sq Mi
$115,931
Median Household Income
$59,849
Median Earnings
$1,925
Median Rent
$458,700
Median Home Value
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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?
Duplex - Two-unit property with a full-size inground swimming pool near Lake Brantley.
Where is this duplex located?
The property is located at 108 SHORE DRIVE Longwood, FL.
What is the asking price?
The asking price for this property is $900,000.
What are key features of this property?
This property features: Duplex at 108 SHORE DRIVE, LONGWOOD, FL 32779; 3248 square feet of property size; Built in 1975
