Historic District Duplex with
New
For Sale
$499,000
111 S CLAYTON Street, Mount Dora, FL 32757
Residential Income, MOUNT DORA, FL
Property Size1,720 SF
Lot Size0.23 Acres
Price / SF$290.12
Days on Market4
Property Features for 111 S CLAYTON Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-1
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 1
Window features
Window Treatments, Blinds, Drapes
Patio and Porch features
Patio
Interior features
Ceiling Fans(s), Eat-in Kitchen, Primary Bedroom Main Floor, Window Treatments
Exterior features
Fire Pit, Private Entrance, Private Mailbox, Sidewalk
Basement
Exterior Entry, Partial
Appliances
Built-In Oven, Cooktop, Dishwasher, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Subdivision
MOUNT DORA HIDELL SUB
Directions
From HWY 441 & Donnelly Street, South on Donnelly, left on 3rd Ave, Right on Clayton Street, property on the right. OR From HWY 441 & SR 46, West on 46, cross over Highland Street follow to the 4 way stop, property on the southwest corner of 46 (1st Ave) and Clayton St
Standard status
Active
APN
32-19-27-0800-000-00400
Size
1,720 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MOUNT DORA HIDELL SUB LOTS 4 5 PB 6 PG 98 ORB 6190 PG 1315
Tax Annual Amount
8279
Legal Description
MOUNT DORA HIDELL SUB LOTS 4 5 PB 6 PG 98 ORB 6190 PG 1315
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
courtyard
wood floors
washer/dryer
basement
carport
Building Details
Year built
1954
Floors in Building
1
Flooring type
Tile, Wood
Building materials
Block
Roof type
Shingle
Listing Agency:
DAVE LOWE REALTY, INC.
(352) 383-7104
Listed By:
Michele Lowe · License #703743
(352) 409-0369
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 7:06PM
MLS# G5118180
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 1,720-square-foot duplex includes two independent residences: a 1,225-square-foot two-bedroom, one-bath unit and a 495-square-foot one-bedroom, one-bath unit. Built in 1954 and constructed of block, the property features wood and tile flooring, central heating and cooling, furnished interiors, two dedicated carports, two stackable washer and dryer sets, and basement storage. The courtyard, both bathrooms, and the kitchen in the smaller residence were renovated in 2021, following broader updates completed in 2014.
Set on a 0.23-acre corner lot in Mount Dora's Historic District, the property includes a wooded rear outlook, patio, fire pit, sidewalk access, and public water and sewer. Downtown Mount Dora is within walking distance, with restaurants, shops, galleries, festivals, waterfront areas, and year-round events nearby. R-1 zoning and the separate floor plans support flexible residential use, including occupying one residence while using the other independently.
Set on a 0.23-acre corner lot in Mount Dora's Historic District, the property includes a wooded rear outlook, patio, fire pit, sidewalk access, and public water and sewer. Downtown Mount Dora is within walking distance, with restaurants, shops, galleries, festivals, waterfront areas, and year-round events nearby. R-1 zoning and the separate floor plans support flexible residential use, including occupying one residence while using the other independently.
Key Highlights
- Two‑residence duplex totaling 1,720 square feet
- 1,225‑square‑foot 2‑bedroom, 1‑bath residence
- 495‑square‑foot 1‑bedroom, 1‑bath residence
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
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
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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 separate residences with dedicated carports, updated interiors, and furnished accommodations near downtown Mount Dora.
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‑residence duplex totaling 1,720 square feet; 1,225‑square‑foot 2‑bedroom, 1‑bath residence; 495‑square‑foot 1‑bedroom, 1‑bath residence
