Two-Unit Duplex with
For Sale
$249,000
1113 S Lee Ave, Orlando, FL 32805
Separately metered units include a two-bedroom layout and a one-bedroom layout.
Property Size1,438 SF
Price / SF$173.16
Days on Market43
Property Features for 1113 S Lee Ave
General Information
Standard status
Active
Size
1,438 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Property Condition
Severity
Repairs Needed
Evidence
cosmetic updates
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
laundry room
Building Details
Year Built
1959
Buildings
1
Construction
block
Tenancy
Multi
Listing Agency:
MAINFRAME REAL ESTATE
Listed By:
Rob Gaudreau · License #3056853
(407) 579-2737
Source:
Globalsapphirerealty
Added: Jul 27
Changed: Sep 5
Last Checked: Sep 6 at 11:05AM
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 MAINFRAME REAL ESTATE
Investment Insights
Based on property information with market context.
This Orlando duplex contains two separately metered residences: a front apartment with two bedrooms and one bathroom, plus a rear apartment with one bedroom and one bathroom. The property includes terrazzo flooring, a detached laundry room with washer and dryer hookups, and a two-car carport. The roof was replaced approximately five years ago.
Both units are occupied by long-term tenants, providing an established rental arrangement. The property has no HOA and is located near Downtown Orlando, major highways, shopping, dining, schools, public transportation, and employment centers. The address is 1113 S Lee Ave, Orlando, FL 32805.
Both units are occupied by long-term tenants, providing an established rental arrangement. The property has no HOA and is located near Downtown Orlando, major highways, shopping, dining, schools, public transportation, and employment centers. The address is 1113 S Lee Ave, Orlando, FL 32805.
Key Highlights
- Two separately metered units with 2‑bedroom and 1‑bedroom layouts
- Front unit has 2 bedrooms and 1 bathroom; rear unit has 1 bedroom and 1 bathroom
- Occupied by long‑term tenants
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
$20,401
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
8.19%
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%
$408,020
$408.0K
Cap Rate 7%
$291,443
$291.4K
Cap Rate 9%
$226,678
$226.7K
Market Conditions
NOI Build-Up for 1,438 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
$31.1K $21.60/SF
− Vacancy
−$1.9K −$1.33/SF
EGI
$29.1K $20.27/SF
− OpEx
−$8.7K −$6.08/SF
NOI
$20.4K $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%
$408,020
Cap Rate 7%
$291,443
Cap Rate 9%
$226,678
Alternative Uses
Best Use
Multifamily LT 5
$291.4K
$255.0K – $340.0K
NOI $20,401 @ 7.0% cap · market cap 8.19%
Second Best
Apartment 5plus
$266.2K
$232.9K – $310.6K
NOI $18,635 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$463.2K
$405.3K – $540.4K
NOI $32,426 @ 7.0% cap · market cap 13.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,543
Businesses Nearby
Explore this area
Business Placement
Demographics for 32805, FL
23,331
Population
9,332
Households
2.5
Avg Household Size
39
Median Age
16%
College-Educated
78%
High-School Grad
6.8 sq mi
ZIP Area
3,431
Density / Sq Mi
$39,425
Median Household Income
$29,592
Median Earnings
$1,112
Median Rent
$226,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Separately metered units include a two-bedroom layout and a one-bedroom layout.
Where is this duplex located?
The property is located at 1113 S Lee Ave Orlando, FL.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Two separately metered units with 2‑bedroom and 1‑bedroom layouts; Front unit has 2 bedrooms and 1 bathroom; rear unit has 1 bedroom and 1 bathroom; Occupied by long‑term tenants
