Fully Occupied
For Sale
$399,990
1320 S OLEANDER AVENUE, Sanford, FL 32771
Two distinct living units are currently occupied, supporting continued rental use or owner occupancy.
Property Size1,905 SF
Price / SF$209.97
Days on Market15
Property Features for 1320 S OLEANDER AVENUE
General Information
Standard status
Active
Size
1,905 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1950
Listing Agency:
LA ROSA REALTY CW PROPERTIES L
(407) 910-2168
Listed By:
Ricardo Adames · License #3392384
(904) 687-7876
Source:
Endlesssummerrealty
Added: Sep 10
Changed: Sep 24
Last Checked: Sep 24 at 9:36AM
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 LA ROSA REALTY CW PROPERTIES L
Investment Insights
Based on property information with market context.
This duplex contains 1,905 square feet across two separate living spaces and was built in 1950. Both units are currently occupied, providing an existing residential income arrangement for the next owner.
The property is located at 1320 S Oleander Avenue in Sanford, Florida, with access to local amenities, shopping, and major roadways. Its two-unit configuration supports continued use as a fully leased residential property or a combination of personal residence and rental occupancy.
The property is located at 1320 S Oleander Avenue in Sanford, Florida, with access to local amenities, shopping, and major roadways. Its two-unit configuration supports continued use as a fully leased residential property or a combination of personal residence and rental occupancy.
Key Highlights
- 1,905‑square‑foot duplex with two separate living spaces
- Both units are currently occupied
- Built in 1950
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
$25,408
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
6.35%
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%
$508,160
$508.2K
Cap Rate 7%
$362,971
$363.0K
Cap Rate 9%
$282,311
$282.3K
Market Conditions
NOI Build-Up for 1,905 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
$38.9K $20.40/SF
− Vacancy
−$2.6K −$1.35/SF
EGI
$36.3K $19.05/SF
− OpEx
−$10.9K −$5.72/SF
NOI
$25.4K $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%
$508,160
Cap Rate 7%
$362,971
Cap Rate 9%
$282,311
Alternative Uses
Best Use
Multifamily LT 5
$363.0K
$317.6K – $423.5K
NOI $25,408 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$334.2K
$292.4K – $389.9K
NOI $23,394 @ 7.0% cap · market cap 5.85%
Theoretical Best
Office A
$542.1K
$474.4K – $632.5K
NOI $37,948 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
443
Businesses Nearby
Explore this area
Business Placement
Demographics for 32771, FL
57,178
Population
24,062
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
91%
High-School Grad
37.5 sq mi
ZIP Area
1,525
Density / Sq Mi
$74,520
Median Household Income
$43,321
Median Earnings
$1,584
Median Rent
$332,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct living units are currently occupied, supporting continued rental use or owner occupancy.
Where is this duplex located?
The property is located at 1320 S OLEANDER AVENUE Sanford, FL.
What is the asking price?
The asking price for this property is $399,990.
What are key features of this property?
This property features: 1,905‑square‑foot duplex with two separate living spaces; Both units are currently occupied; Built in 1950
