Furnished Historic District
New
For Sale
$499,000
111 S CLAYTON STREET, Mount Dora, FL 32757
Two separate residences provide a two-bedroom layout alongside a one-bedroom unit.
Property Size1,720 SF
Lot Size0.25 Acres
Price / SF$290.12
Days on Market5
Property Features for 111 S CLAYTON STREET
General Information
Standard status
Active
Size
1,720 SF
Lot size
0.25 Acres
Property subtype
Duplex
Net Operating Income
$63,000
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Furnished
Yes
Road Access
Yes
Amenities
courtyard
basement storage
washer/dryer
0.23 acres, Dimensions: 100x100
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 32-19-27-0800-000-00400, Public Survey Range: 27E, Public Survey Section: 32, Annual Amount: $8,278.6, Tax Block: 000, Tax Book Number: 6-98, Legal Description: MOUNT DORA HIDELL SUB LOTS 4 5 PB 6 PG 98 ORB 6190 PG 1315, Lot: 4, Year: 2025, Zoning: R-1
Tile, Wood
Central Air, Mini-Split Unit(s)
Central, Electric
Outside
Listing ID: MFRG5118180, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-09-23, 2 days on market, Special Conditions: None
2 carport spaces
Blinds, Drapes, Rods, Window Treatments
Exterior Entry, Partial
3 total bedrooms
Built in 1954, Living area: 1720, Living area units: Square Feet, Levels: One, Construction Materials: Block
Subdivision: MOUNT DORA HIDELL SUB, MLS Area (Major): 32757 - Mount Dora, County/Parish: Lake
Trees/Woods
2 total bathrooms
BB/HS Internet Available, Cable Connected, Electricity Connected, Public, Sewer Connected, Water Connected, Water Source: Public, 2 separate electric meters
Basement, Slab
Close Of Escrow
Road Responsibility: Public Maintained Road, Road Surface: Paved
Patio/Porch Features: Patio, Fire Pit, Private Entrance, Private Mailbox, Sidewalk
Ceiling Fans(s), Eat-in Kitchen, Primary Bedroom Main Floor, Window Treatments
Built-In Oven, Cooktop, Dishwasher, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer, Other equipment: Fire Pit, Private Entrance
Building Details
Year Built
1954
Year Renovated
2021
Buildings
1
Listing Agency:
DAVE LOWE REALTY, INC.
(352) 383-7104
Listed By:
Michele Lowe · License #703743
(352) 409-0369
Source:
Miharaandassociates
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 3:11PM
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 DAVE LOWE REALTY, INC.
Investment Insights
Based on property information with market context.
This duplex contains two separate residences: a 1,225-square-foot unit with two bedrooms and one bathroom, and a 495-square-foot unit with one bedroom and one bathroom. The interiors have wood floors, and both residences are furnished. The property was updated in 2014, with further work in 2021 that included the courtyard, both bathrooms, and the kitchen in the smaller residence. Each unit has a dedicated carport; the property also includes two stackable washer-and-dryer sets and basement storage. The corner lot spans almost one-quarter acre and has a wooded backdrop.
The property is in Mount Dora’s Historic District, within walking distance of downtown. Its two-residence configuration and furnished interiors are complemented by the outdoor courtyard and separate carports.
The property is in Mount Dora’s Historic District, within walking distance of downtown. Its two-residence configuration and furnished interiors are complemented by the outdoor courtyard and separate carports.
Key Highlights
- Two residences: 1,225 square feet with 2 bedrooms and 1 bath, plus 495 square feet with 1 bedroom and 1 bath
- Almost ¼‑acre corner lot with a wooded view
- Updated in 2014; courtyard, both bathrooms, and the smaller unit’s kitchen renovated in 2021
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
$22,941
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
4.60%
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%
$458,820
$458.8K
Cap Rate 7%
$327,729
$327.7K
Cap Rate 9%
$254,900
$254.9K
Market Conditions
NOI Build-Up for 1,720 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
$35.1K $20.40/SF
− Vacancy
−$2.3K −$1.35/SF
EGI
$32.8K $19.05/SF
− OpEx
−$9.8K −$5.72/SF
NOI
$22.9K $13.34/SF
Area
Lake 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%
$458,820
Cap Rate 7%
$327,729
Cap Rate 9%
$254,900
Alternative Uses
Best Use
Multifamily LT 5
$327.7K
$286.8K – $382.4K
NOI $22,941 @ 7.0% cap · market cap 4.60%
Second Best
Apartment 5plus
$301.7K
$264.0K – $352.0K
NOI $21,122 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$489.5K
$428.3K – $571.0K
NOI $34,262 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,128
Businesses Nearby
Explore this area
Business Placement
Demographics for 32757, FL
30,315
Population
14,625
Households
2.1
Avg Household Size
49
Median Age
36%
College-Educated
92%
High-School Grad
35.3 sq mi
ZIP Area
859
Density / Sq Mi
$73,327
Median Household Income
$40,565
Median Earnings
$1,474
Median Rent
$325,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences provide a two-bedroom layout alongside a one-bedroom unit.
Where is this duplex located?
The property is located at 111 S CLAYTON STREET Mount Dora, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two residences: 1,225 square feet with 2 bedrooms and 1 bath, plus 495 square feet with 1 bedroom and 1 bath; Almost ¼‑acre corner lot with a wooded view; Updated in 2014; courtyard, both bathrooms, and the smaller unit’s kitchen renovated in 2021
