Renovated Duplex
For Sale
$1,100,000
1103 E SOUTH STREET, Orlando, FL 32801
Updated residential units occupy a corner parcel in downtown Orlando.
Property Size2,970 SF
Price / SF$370.37
Days on Market479
Property Features for 1103 E SOUTH STREET
General Information
Standard status
Active
Size
2,970 SF
Property subtype
Multi Family
Zoning
R-3A/T/N
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$9,283
Building Details
Year Built
1959
Buildings
2
Listing Agency:
LPT REALTY, LLC
(321) 821-8446
Listed By:
Andres Ospina Rivera · License #3293879
(321) 821-8446
Source:
Exitrealty
Added: May 10, 2025
Changed: Aug 30
Last Checked: Aug 30 at 4:02PM
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 LPT REALTY, LLC
Investment Insights
Based on property information with market context.
This residential income property includes two duplex buildings with a combined 2,970 square feet. Across the four units, each residence offers two bedrooms and one bathroom. The buildings were constructed in 1959 and have been renovated for updated occupancy.
The property is located at 1103, 1105, 1107, and 1109 E South Street in Orlando, with all four addresses associated with parcel ID 25-22-29-5008-01-240. Its corner position places the buildings near downtown restaurants, shops, offices, and entertainment venues. The property carries R-3A/T/N zoning.
The property is located at 1103, 1105, 1107, and 1109 E South Street in Orlando, with all four addresses associated with parcel ID 25-22-29-5008-01-240. Its corner position places the buildings near downtown restaurants, shops, offices, and entertainment venues. The property carries R-3A/T/N zoning.
Key Highlights
- Two duplex buildings totaling 2,970 square feet
- Four units, each with 2 bedrooms and 1 bathroom
- Renovated residential units
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
$42,136
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
3.83%
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%
$842,720
$842.7K
Cap Rate 7%
$601,943
$601.9K
Cap Rate 9%
$468,178
$468.2K
Market Conditions
NOI Build-Up for 2,970 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
$64.2K $21.60/SF
− Vacancy
−$4.0K −$1.33/SF
EGI
$60.2K $20.27/SF
− OpEx
−$18.1K −$6.08/SF
NOI
$42.1K $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%
$842,720
Cap Rate 7%
$601,943
Cap Rate 9%
$468,178
Alternative Uses
Best Use
Multifamily LT 5
$601.9K
$526.7K – $702.3K
NOI $42,136 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$549.8K
$481.1K – $641.5K
NOI $38,489 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$956.7K
$837.2K – $1.12M
NOI $66,972 @ 7.0% cap · market cap 6.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,681
Businesses Nearby
Explore this area
Business Placement
Demographics for 32801, FL
17,728
Population
12,133
Households
1.5
Avg Household Size
36
Median Age
63%
College-Educated
95%
High-School Grad
2.2 sq mi
ZIP Area
8,058
Density / Sq Mi
$77,626
Median Household Income
$63,090
Median Earnings
$1,773
Median Rent
$397,600
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 - Updated residential units occupy a corner parcel in downtown Orlando.
Where is this duplex located?
The property is located at 1103 E SOUTH STREET Orlando, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Two duplex buildings totaling 2,970 square feet; Four units, each with 2 bedrooms and 1 bathroom; Renovated residential units
