Building Details

Year Built 2017

Listing Agency: WATSON REALTY CORP

Listed By: SHANNON SCOTT Show Phone

Source: Myfirstcoasthomesearch

Added: Jan 1 Changed: Sep 19 Last Checked: Sep 19 at 2:43PM

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Investment Insights

Based on property information with market context.

This multifamily property combines three parcels totaling 3.76 acres, with 5 bedrooms and 4 baths across two manufactured homes. The main residence was built in 2017, while the second home dates to 1993 and was remodeled in 2017. Improvements include several garages and outbuildings, a 12x64 screened sunroom, a second 14x70 sunroom, a brick BBQ area, a double carport, and an ADA-accessible ramp.

The 40x80 main garage has 40x60 enclosed space and three commercial-grade roll-up doors. Another 20x50 storage building includes an engine-hoist track, while a separate garage is used as a paint booth. Outbuildings and garages have 110 and 220 amp service, with power and a compressor available. The property also includes owned LED dusk-to-dawn lighting, a generator with a transferable five-year parts-and-labor warranty, an owned propane tank, a new septic and drain field installed in 2022, and a new well pump installed in 2023. The property is fully fenced, includes an aluminum 12-foot gate, and has no HOA.

Key Highlights

• Three parcels totaling 3.76 acres with 5 bedrooms and 4 baths
• Two manufactured homes, including a 1993 home remodeled in 2017
• 40x80 main garage with 40x60 enclosed area and three commercial‑grade roll‑up doors

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

$21,425

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

3.73%

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%

$428,500 $428.5K

Cap Rate 7%

$306,071 $306.1K

Cap Rate 9%

$238,056 $238.1K

Market Conditions

NOI Build-Up for 2,844 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

$42.0K $14.76/SF

− Vacancy

−$3.0K −$1.06/SF

EGI

$39.0K $13.70/SF

− OpEx

−$17.5K −$6.16/SF

NOI

$21.4K $7.53/SF

Area

Putnam County, FL

Vacancy

7.20%

Lease Rate

$14.76 /SF/Yr

Expense Ratio

45.00%

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%

$428,500

Cap Rate 7%

$306,071

Cap Rate 9%

$238,056

Alternative Uses

Best Use

Apartment 5plus

$306.1K

$267.8K – $357.1K (±1% cap)

NOI $21,425 @ 7.0% cap · market cap 3.73%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$740.7K

$648.1K – $864.1K (±1% cap)

NOI $51,846 @ 7.0% cap · market cap 9.02%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Multifamily properties

Suggested Use

Top Pick Parking Lot & Garage Building Supply Electrical Service Plumbing Service Big Box & Wholesale Store (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

7

Businesses Nearby

Explore this area Business Placement

Demographics for 32181, FL

2,259

Population

1,189

Households

1.9

Avg Household Size

48

Median Age

8%

College-Educated

80%

High-School Grad

25.5 sq mi

ZIP Area

89

Density / Sq Mi

$45,147

Median Household Income

$31,522

Median Earnings

$792

Median Rent

$101,900

Median Home Value

Market

Vacancy Rate% for Multifamily in South region

8.5% 2022

10.2% 2023

11.4% 2024

11.3% 2025

Questions? Ask Rey

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What type of property is this? Where is this multifamily properties located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Multifamily property - Three parcels combine residential accommodations, powered outbuildings, garages, and outdoor living areas with no HOA.

Where is this multifamily property located?

The property is located at 135 Lake Como Dr Pomona Park, FL.

What is the asking price?

The asking price for this property is $574,900.

What are key features of this property?

This property features: Three parcels totaling 3.76 acres with 5 bedrooms and 4 baths; Two manufactured homes, including a 1993 home remodeled in 2017; 40x80 main garage with 40x60 enclosed area and three commercial‑grade roll‑up doors