Under-Construction
For Sale
$409,900
Pending
110 FRIENDLY Circle, Sebring, FL 33876
Residential Income, SEBRING, FL
Property Size2,460 SF
Lot Size0.25 Acres
Days on Market54
Property Features for 110 FRIENDLY Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R3
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 6, Bathroom 3, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 4, Bedroom 5, Bathroom 2, Bedroom 2
Pets allowed
Dogs OK, Cats OK
Interior features
Ceiling Fans(s), Stone Counters, Thermostat, Walk-In Closet(s)
Subdivision
PINE RIDGE CIRCLE SUB
Directions
From US-27, turn east onto Sebring Parkway. Turn right onto Pine Ridge Circle, then left onto Friendly Circle. Property is located on the right at 110 Friendly Circle.
Standard status
Pending
APN
C-15-35-30-061-0000-0060
Size
2,460 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PINE RIDGE CIRCLE SUB PB 13 PG 48 LOT 6 + EASEMENT RIGHTS TO PARCEL A
Tax Annual Amount
1278
Legal Description
PINE RIDGE CIRCLE SUB PB 13 PG 48 LOT 6 + EASEMENT RIGHTS TO PARCEL A
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2026
Building materials
Block
Roof type
Shingle
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Carolina Calosso Ressel · License #3553443
(407) 350-6692
Added: Jul 20
Changed: Sep 9
Last Checked: Sep 11 at 7:06AM
MLS# S5154073
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 under-construction duplex is planned as a 2,460-square-foot residential property with two separate units. Each unit includes three bedrooms, two full bathrooms, a private one-car garage, an individual entrance, an open-concept living area, an indoor laundry room, and a covered rear patio. Interior specifications include stone countertops, large kitchen islands, luxury vinyl plank flooring, designer lighting, black fixtures, walk-in closets, and tiled walk-in showers. The garages will have epoxy-coated floors.
The property sits on 0.25 acres at 110 Friendly Circle in Sebring, Florida, within ZIP Code 33876. Construction materials are block with a shingle roof, central heating, central air conditioning, public water, public sewer, and cable availability. The property is zoned R3 and has a projected 2026 build year.
The property sits on 0.25 acres at 110 Friendly Circle in Sebring, Florida, within ZIP Code 33876. Construction materials are block with a shingle roof, central heating, central air conditioning, public water, public sewer, and cable availability. The property is zoned R3 and has a projected 2026 build year.
Key Highlights
- Duplex totaling 2,460 square feet with two residential units
- Each unit has 3 bedrooms, 2 full bathrooms, and a private one‑car garage
- 0.25‑acre property at 110 Friendly Circle, Sebring, FL 33876
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
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Open Analytics
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
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?
Duplex - Two residential units offer private garages, open layouts, indoor laundry, and contemporary interior finishes.
Where is this duplex located?
The property is located at 110 FRIENDLY Circle 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: Duplex totaling 2,460 square feet with two residential units; Each unit has 3 bedrooms, 2 full bathrooms, and a private one‑car garage; 0.25‑acre property at 110 Friendly Circle, Sebring, FL 33876
