Duplex with Two
For Sale
$409,900
1205 16TH STREET, Edgewater, FL 32132
Two homes on one parcel offer flexible owner-occupant or rental arrangements near US Hwy 1 and the Indian River.
Property Size2,304 SF
Price / SF$177.91
Days on Market46
Property Features for 1205 16TH STREET
General Information
Standard status
Active
Size
2,304 SF
Property subtype
Half Duplex
Building Details
Year Built
1979
Listing Agency:
ENGEL & VOLKERS NEW SMYRNA
(386) 213-6899
Listed By:
Matthew Ecoff · License #3600414
Source:
Dennisrealty
Added: Jul 18
Changed: Aug 31
Last Checked: Aug 31 at 2:21PM
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 ENGEL & VOLKERS NEW SMYRNA
Investment Insights
Based on property information with market context.
For sale at 1205 16TH STREET, EDGEWATER, FL 32132, this duplex configuration features two separate homes on one parcel. The setup provides straightforward flexibility for an owner who wants to live in one home while renting the other, or for an investor looking to add both homes to a rental portfolio.
The property is conveniently located between US Hwy 1 and the Indian River. It’s positioned for easy access to everyday shopping and dining, as well as parks, public boat ramps, and beaches in the New Smyrna Beach area.
For buyers seeking a residential income property with two dwellings under one ownership, this single-parcel arrangement is designed to support multiple occupancy and rental possibilities without requiring separate ownership structures.
The property is conveniently located between US Hwy 1 and the Indian River. It’s positioned for easy access to everyday shopping and dining, as well as parks, public boat ramps, and beaches in the New Smyrna Beach area.
For buyers seeking a residential income property with two dwellings under one ownership, this single-parcel arrangement is designed to support multiple occupancy and rental possibilities without requiring separate ownership structures.
Key Highlights
- Two homes on one parcel for flexible owner‑occupant or rental arrangements
- Year built: 1979
- Location offers easy access to shopping, dining, parks, public boat ramps, and New Smyrna Beach
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
$20,212
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
4.93%
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%
$404,240
$404.2K
Cap Rate 7%
$288,743
$288.7K
Cap Rate 9%
$224,578
$224.6K
Market Conditions
NOI Build-Up for 2,304 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
$32.1K $13.92/SF
− Vacancy
−$3.2K −$1.39/SF
EGI
$28.9K $12.53/SF
− OpEx
−$8.7K −$3.76/SF
NOI
$20.2K $8.77/SF
Area
Volusia County, FL
Vacancy
9.97%
Lease Rate
$13.92 /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%
$404,240
Cap Rate 7%
$288,743
Cap Rate 9%
$224,578
Alternative Uses
Best Use
Multifamily LT 5
$288.7K
$252.7K – $336.9K
NOI $20,212 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$250.8K
$219.5K – $292.6K
NOI $17,557 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$679.4K
$594.4K – $792.6K
NOI $47,555 @ 7.0% cap · market cap 11.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
381
Businesses Nearby
Explore this area
Business Placement
Demographics for 32132, FL
8,189
Population
4,266
Households
1.9
Avg Household Size
52
Median Age
19%
College-Educated
93%
High-School Grad
7.0 sq mi
ZIP Area
1,170
Density / Sq Mi
$53,860
Median Household Income
$34,816
Median Earnings
$1,316
Median Rent
$234,900
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 homes on one parcel offer flexible owner-occupant or rental arrangements near US Hwy 1 and the Indian River.
Where is this duplex located?
The property is located at 1205 16TH STREET Edgewater, FL.
What is the asking price?
The asking price for this property is $409,900.
What are key features of this property?
This property features: Two homes on one parcel for flexible owner‑occupant or rental arrangements; Year built: 1979; Location offers easy access to shopping, dining, parks, public boat ramps, and New Smyrna Beach
