Fourplex Residential Income
For Sale
$695,000
Pending
130 GEORGIA Ave, Saint Cloud, FL 34769
Four well-appointed two-bedroom units offer private fenced back yards and multiple recent major improvements.
Property Size3,584 SF
Days on Market50
Property Features for 130 GEORGIA Ave
General Information
Standard status
Pending
Size
3,584 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$5,683
Building Details
Building Size
3,584 SF
Year Built
1974
Listing Agency:
CLARK INVESTMENT PROPERTIES
(407) 933-4499
Listed By:
Renee Clark · License #577612
(407) 933-4499
Source:
Elliman
Added: Jun 21
Changed: Aug 8
Last Checked: Jul 23 at 11:34AM
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 CLARK INVESTMENT PROPERTIES
Investment Insights
Based on property information with market context.
This four-unit residential income property offers a consistent layout across all units, with two bedrooms and one and a half bathrooms. Each unit includes a living room and an eat-in kitchen, with the kitchen equipped with a refrigerator, range, and range hood. A utility closet is located in the kitchen, with additional storage under the stairs.
Outdoor space is a key feature for day-to-day tenant comfort. Each unit has sliding glass doors to the back yard, with private fenced areas for each unit. Exterior updates include a roof replacement in 2025, and the building and fencing have been freshly painted. The property also includes three newer hot water heaters.
From an operator or buyer’s perspective, the uniform unit design and in-unit utilities and storage support straightforward leasing and tenant turnover management. The private fenced yards and the consistent two-bedroom, one-and-a-half-bath configuration may appeal to tenants seeking practical indoor space paired with usable outdoor areas, while the recent roof and water heater improvements address major maintenance items.
Outdoor space is a key feature for day-to-day tenant comfort. Each unit has sliding glass doors to the back yard, with private fenced areas for each unit. Exterior updates include a roof replacement in 2025, and the building and fencing have been freshly painted. The property also includes three newer hot water heaters.
From an operator or buyer’s perspective, the uniform unit design and in-unit utilities and storage support straightforward leasing and tenant turnover management. The private fenced yards and the consistent two-bedroom, one-and-a-half-bath configuration may appeal to tenants seeking practical indoor space paired with usable outdoor areas, while the recent roof and water heater improvements address major maintenance items.
Key Highlights
- 1974‑built 4‑plex with four 2‑bedroom units and 1.5 baths per unit
- Each unit has eat‑in kitchen, spacious living room, and sliding glass doors to a private fenced back yard
- Upstairs layout includes two bedrooms and one bath, with a half bath downstairs in each unit
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
$47,802
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
6.88%
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%
$956,040
$956.0K
Cap Rate 7%
$682,886
$682.9K
Cap Rate 9%
$531,133
$531.1K
Market Conditions
NOI Build-Up for 3,584 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
$73.1K $20.40/SF
− Vacancy
−$4.8K −$1.35/SF
EGI
$68.3K $19.05/SF
− OpEx
−$20.5K −$5.72/SF
NOI
$47.8K $13.34/SF
Area
Osceola 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%
$956,040
Cap Rate 7%
$682,886
Cap Rate 9%
$531,133
Alternative Uses
Best Use
Multifamily LT 5
$682.9K
$597.5K – $796.7K
NOI $47,802 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$628.8K
$550.2K – $733.6K
NOI $44,013 @ 7.0% cap · market cap 6.33%
Theoretical Best
Specialty Retail
$1.11M
$969.7K – $1.29M
NOI $77,576 @ 7.0% cap · market cap 11.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
818
Businesses Nearby
Explore this area
Business Placement
Demographics for 34769, FL
27,594
Population
11,070
Households
2.5
Avg Household Size
40
Median Age
24%
College-Educated
89%
High-School Grad
10.6 sq mi
ZIP Area
2,603
Density / Sq Mi
$58,764
Median Household Income
$35,776
Median Earnings
$1,400
Median Rent
$271,800
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 well-appointed two-bedroom units offer private fenced back yards and multiple recent major improvements.
Where is this quadplex located?
The property is located at 130 GEORGIA Ave Saint Cloud, FL.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: 1974‑built 4‑plex with four 2‑bedroom units and 1.5 baths per unit; Each unit has eat‑in kitchen, spacious living room, and sliding glass doors to a private fenced back yard; Upstairs layout includes two bedrooms and one bath, with a half bath downstairs in each unit
