Portfolio of Four
For Sale
Contact for pricing
12057 TIFT CIR, Orlando, FL 32826
Four adjacent two-story townhomes, separately metered, each with private fenced backyards.
Property Size3,906 SF
Price / SF$256.02
Days on Market79
Property Features for 12057 TIFT CIR
General Information
Standard status
Active
Size
3,906 SF
Property subtype
Multifamily
Occupancy
75%
Building Details
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
KW
Listed By:
Ayesha Verma · License #SL3531226
(407) 639-0345
Source:
Crexi
Added: Jun 16
Changed: Aug 27
Last Checked: Sep 1 at 10:54AM
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 KW
Investment Insights
Based on property information with market context.
This for-sale portfolio includes four well-maintained adjacent two-story townhomes in the Cambridge Circle community, sold together as a single package (Units 12057, 12059, 12061, and 12063). The townhomes total 3,904 SF and include 8 bedrooms, 8 full bathrooms, and 4 half bathrooms. Each unit features a functional floor plan with 2 bedrooms and 2.5 bathrooms, tile flooring on the first floor, upgraded first-floor windows and sliding glass doors, and private fenced backyards.
Selected updates include roof replacement in 2017 and HVAC replacements in 2015 (Unit 12057), 2025 (Units 12059 and 12061), and 2022 (Unit 12063). Upstairs finishes vary by unit, with Units 12057 and 12063 having carpet and Units 12059 and 12061 featuring new vinyl plank flooring. Stainless steel stoves and refrigerators are included in all units, and Unit 12061 also has upgraded LED lighting.
All units are separately metered. HOA dues are $72 per month for each townhome and include lawn and common area maintenance. Tenants are responsible for electricity, water, internet, A/C filter replacement, and fenced backyard area maintenance. Unit 12059 is currently vacant, while Unit 12057, Unit 12061, and Unit 12063 are leased on month-to-month terms.
Selected updates include roof replacement in 2017 and HVAC replacements in 2015 (Unit 12057), 2025 (Units 12059 and 12061), and 2022 (Unit 12063). Upstairs finishes vary by unit, with Units 12057 and 12063 having carpet and Units 12059 and 12061 featuring new vinyl plank flooring. Stainless steel stoves and refrigerators are included in all units, and Unit 12061 also has upgraded LED lighting.
All units are separately metered. HOA dues are $72 per month for each townhome and include lawn and common area maintenance. Tenants are responsible for electricity, water, internet, A/C filter replacement, and fenced backyard area maintenance. Unit 12059 is currently vacant, while Unit 12057, Unit 12061, and Unit 12063 are leased on month-to-month terms.
Key Highlights
- Portfolio of four adjacent two‑story townhomes in Cambridge Circle: 3,904 SF total on 0.30 acres
- Each townhome has a 976 SF layout with 2 beds, 2.5 baths, and a private fenced backyard
- Separate metering for all units; tenants handle electricity, water, internet, A/C filter replacement, and fenced‑backyard maintenance
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
$55,415
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
5.54%
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%
$1,108,300
$1.1M
Cap Rate 7%
$791,643
$791.6K
Cap Rate 9%
$615,722
$615.7K
Market Conditions
NOI Build-Up for 3,906 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
$84.4K $21.60/SF
− Vacancy
−$5.2K −$1.33/SF
EGI
$79.2K $20.27/SF
− OpEx
−$23.7K −$6.08/SF
NOI
$55.4K $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%
$1,108,300
Cap Rate 7%
$791,643
Cap Rate 9%
$615,722
Alternative Uses
Best Use
Multifamily LT 5
$791.6K
$692.7K – $923.6K
NOI $55,415 @ 7.0% cap · market cap 5.54%
Second Best
Apartment 5plus
$723.1K
$632.7K – $843.6K
NOI $50,618 @ 7.0% cap · market cap 5.06%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,078 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
Explore this area
Business Placement
Demographics for 32826, FL
33,065
Population
10,714
Households
3.1
Avg Household Size
25
Median Age
34%
College-Educated
90%
High-School Grad
7.3 sq mi
ZIP Area
4,529
Density / Sq Mi
$61,784
Median Household Income
$27,066
Median Earnings
$1,478
Median Rent
$224,100
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?
Quadplex - Four adjacent two-story townhomes, separately metered, each with private fenced backyards.
Where is this quadplex located?
The property is located at 12057 TIFT CIR Orlando, FL.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Portfolio of four adjacent two‑story townhomes in Cambridge Circle: 3,904 SF total on 0.30 acres; Each townhome has a 976 SF layout with 2 beds, 2.5 baths, and a private fenced backyard; Separate metering for all units; tenants handle electricity, water, internet, A/C filter replacement, and fenced‑backyard maintenance
