Updated Duplex with Separate
For Sale
$714,900
1130 W LAKE BRANTLEY ROAD, Altamonte Springs, FL 32714
Two residential units provide options for rental income, extended family, or personal use on a half-acre property.
Property Size3,019 SF
Lot Size0.50 Acres
Price / SF$236.80
Days on Market536
Property Features for 1130 W LAKE BRANTLEY ROAD
General Information
Standard status
Active
Size
3,019 SF
Lot size
0.50 Acres
Property subtype
Multi Family
Units
Unit Mix
1 x 4BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,095
Building Details
Year Built
1954
Listing Agency:
RP INVESTMENT REALTY LLC
(334) 268-1737
Listed By:
George Bateman, III · License #3305936
(334) 268-1737
Source:
Exitrealty
Added: Mar 15, 2025
Changed: Aug 30
Last Checked: Aug 31 at 4:22PM
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 RP INVESTMENT REALTY LLC
Investment Insights
Based on property information with market context.
This updated duplex includes 3,019 square feet across a 4-bedroom, 2-bath main residence and a separate 2-bedroom, 1-bath unit. The primary residence features a renovated kitchen with stone countertops, modern appliances, and a Samsung smart refrigerator, along with an open living area, brick accent wall, ensuite primary bath, and custom walk-in California closet. A large screened patio, backyard, and lockable storage shed add usable outdoor space.
The secondary unit includes a full kitchen with bar seating, upgraded finishes, and a dedicated laundry area. Built in 1954, the property is located near Wekiva Golf Club and Lake Brantley High School in Altamonte Springs, Florida.
The secondary unit includes a full kitchen with bar seating, upgraded finishes, and a dedicated laundry area. Built in 1954, the property is located near Wekiva Golf Club and Lake Brantley High School in Altamonte Springs, Florida.
Key Highlights
- 3,019 SF duplex on a 0.5‑acre lot
- Main residence offers 4 bedrooms and 2 baths
- Separate unit includes 2 bedrooms and 1 bath
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
$40,266
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
5.63%
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%
$805,320
$805.3K
Cap Rate 7%
$575,229
$575.2K
Cap Rate 9%
$447,400
$447.4K
Market Conditions
NOI Build-Up for 3,019 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
$61.6K $20.40/SF
− Vacancy
−$4.1K −$1.35/SF
EGI
$57.5K $19.05/SF
− OpEx
−$17.3K −$5.72/SF
NOI
$40.3K $13.34/SF
Area
Seminole 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%
$805,320
Cap Rate 7%
$575,229
Cap Rate 9%
$447,400
Alternative Uses
Best Use
Multifamily LT 5
$575.2K
$503.3K – $671.1K
NOI $40,266 @ 7.0% cap · market cap 5.63%
Second Best
Apartment 5plus
$529.6K
$463.4K – $617.9K
NOI $37,074 @ 7.0% cap · market cap 5.19%
Theoretical Best
Office A
$859.1K
$751.7K – $1.00M
NOI $60,138 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
140
Businesses Nearby
Explore this area
Business Placement
Demographics for 32714, FL
38,049
Population
16,722
Households
2.3
Avg Household Size
37
Median Age
37%
College-Educated
92%
High-School Grad
8.5 sq mi
ZIP Area
4,476
Density / Sq Mi
$67,333
Median Household Income
$39,714
Median Earnings
$1,641
Median Rent
$292,300
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 - Two residential units provide options for rental income, extended family, or personal use on a half-acre property.
Where is this duplex located?
The property is located at 1130 W LAKE BRANTLEY ROAD Altamonte Springs, FL.
What is the asking price?
The asking price for this property is $714,900.
What are key features of this property?
This property features: 3,019 SF duplex on a 0.5‑acre lot; Main residence offers 4 bedrooms and 2 baths; Separate unit includes 2 bedrooms and 1 bath
