Updated Block-Construction
For Sale
$529,000
1104 E HARWOOD STREET, Orlando, FL 32803
Two-unit property with recent updates and immediate occupancy potential in downtown Orlando.
Property Size1,568 SF
Price / SF$337.37
Days on Market8
Property Features for 1104 E HARWOOD STREET
General Information
Standard status
Active
Size
1,568 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Building Details
Year Built
1948
Construction
block construction
Listing Agency:
OLDE TOWN BROKERS INC
(407) 425-5069
Listed By:
Steven Schiffer · License #3053444
(407) 466-8188
Source:
Dennisrealty
Added: Sep 16
Changed: Sep 21
Last Checked: Sep 22 at 4:39PM
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 OLDE TOWN BROKERS INC
Investment Insights
Based on property information with market context.
This 1,568-square-foot duplex offers two residential units within a block-construction building completed in 1948. Recent updates support immediate occupancy, with the layout suited to owner occupancy, leasing one unit, or operating both units as income-producing residences.
The property is located at 1104 E Harwood Street in Orlando, one block from the downtown YMCA. Lake Eola is a few blocks away, while Orlando’s downtown business district is within additional walking distance. Its central setting combines residential use with proximity to established downtown amenities and employment destinations.
The property is located at 1104 E Harwood Street in Orlando, one block from the downtown YMCA. Lake Eola is a few blocks away, while Orlando’s downtown business district is within additional walking distance. Its central setting combines residential use with proximity to established downtown amenities and employment destinations.
Key Highlights
- Two‑unit duplex with 1,568 square feet
- Recent updates support immediate occupancy
- Block construction
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
$22,245
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
4.21%
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%
$444,900
$444.9K
Cap Rate 7%
$317,786
$317.8K
Cap Rate 9%
$247,167
$247.2K
Market Conditions
NOI Build-Up for 1,568 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 $21.60/SF
− Vacancy
−$2.1K −$1.33/SF
EGI
$31.8K $20.27/SF
− OpEx
−$9.5K −$6.08/SF
NOI
$22.2K $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%
$444,900
Cap Rate 7%
$317,786
Cap Rate 9%
$247,167
Alternative Uses
Best Use
Multifamily LT 5
$317.8K
$278.1K – $370.8K
NOI $22,245 @ 7.0% cap · market cap 4.21%
Second Best
Apartment 5plus
$290.3K
$254.0K – $338.7K
NOI $20,320 @ 7.0% cap · market cap 3.84%
Theoretical Best
Office A
$505.1K
$442.0K – $589.3K
NOI $35,358 @ 7.0% cap · market cap 6.68%
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
3,853
Businesses Nearby
Explore this area
Business Placement
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
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-unit property with recent updates and immediate occupancy potential in downtown Orlando.
Where is this duplex located?
The property is located at 1104 E HARWOOD STREET Orlando, FL.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,568 square feet; Recent updates support immediate occupancy; Block construction
