Corner-Lot
For Sale
$275,000
1400 PORTOBELLO Drive, Port Orange, FL 32127
Residential, PORT ORANGE, FL
Property Size1,280 SF
Lot Size0.06 Acres
Price / SF$214.84
Days on Market76
Property Features for 1400 PORTOBELLO Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RESI
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1
Pets allowed
Yes
Interior features
Ceiling Fans(s)
Fireplace
1
Appliances
Range, Refrigerator
Subdivision
HARBOR POINT
Directions
US1 S. OF DUNLAWTON TO EAST ON COMMONWEALTH SOUTH ON RIVERSIDE LEFT TO HARBOR POINT
Standard status
Active
APN
6314-01-00-1400
Size
1,280 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PART OF BLK A HARBOR POINT SUB MB 11 PG 91 LYING APPROX 1992 FT S & 357 FT E OF NE COR BLK A ALLANDALE MEAS ON EXT W R/W OF RIVERSIDE DR & BEING 33 FT ON S/L & 88.67 FT ON W/L AKA UNIT 1400 HARBOR POINT PER OR 3396 PG 1681
Tax Annual Amount
4012
Legal Description
PART OF BLK A HARBOR POINT SUB MB 11 PG 91 LYING APPROX 1992 FT S & 357 FT E OF NE COR BLK A ALLANDALE MEAS ON EXT W R/W OF RIVERSIDE DR & BEING 33 FT ON S/L & 88.67 FT ON W/L AKA UNIT 1400 HARBOR POINT PER OR 3396 PG 1681
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Amenities
clubhouse
heated swimming pool
shuffleboard
game tables
boat launch
fishing dock
cleaning station
screen porch
wood burning fireplace
Building Details
Year built
1979
Floors in Building
1
Flooring type
Vinyl, Tile
Building materials
Block, Brick
Roof type
Shingle
Listing Agency:
ADAMS, CAMERON & CO., REALTORS
(386) 738-1920
Listed By:
Kathy Cate · License #652861
(386) 212-5675
Added: Jun 23
Changed: Sep 2
Last Checked: Sep 6 at 1:06AM
MLS# V4949804
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,280-square-foot half-duplex includes three bedrooms, two bathrooms, a one-car garage, and an open living area with a wood-burning fireplace. The home has block construction with brick accents and vinyl siding, along with tile and vinyl flooring. Interior doors have been replaced, the interior has been freshly painted, and plank flooring was installed in 2021. The roof and energy-efficient windows were replaced in 2015, while the AC unit dates to 2016 and was repaired in 2023.
Situated on a 0.06-acre corner lot in Harbour Point, the property includes a screened porch overlooking a large backyard. Community amenities include a clubhouse with kitchen, heated swimming pool, shuffleboard, game tables, and a private gated boat launch with fishing dock and cleaning station. Public water and sewer serve the property, with RESI zoning.
Situated on a 0.06-acre corner lot in Harbour Point, the property includes a screened porch overlooking a large backyard. Community amenities include a clubhouse with kitchen, heated swimming pool, shuffleboard, game tables, and a private gated boat launch with fishing dock and cleaning station. Public water and sewer serve the property, with RESI zoning.
Key Highlights
- 1,280‑square‑foot half‑duplex with 3 bedrooms and 2 bathrooms
- One‑car garage, screened porch, corner lot, and large backyard
- Wood‑burning fireplace and open living area
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
$11,229
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
4.08%
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%
$224,580
$224.6K
Cap Rate 7%
$160,414
$160.4K
Cap Rate 9%
$124,767
$124.8K
Market Conditions
NOI Build-Up for 1,280 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
$17.8K $13.92/SF
− Vacancy
−$1.8K −$1.39/SF
EGI
$16.0K $12.53/SF
− OpEx
−$4.8K −$3.76/SF
NOI
$11.2K $8.77/SF
Area
Volusia County, FL
Vacancy
9.97%
Lease Rate
$13.92 /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%
$224,580
Cap Rate 7%
$160,414
Cap Rate 9%
$124,767
Alternative Uses
Best Use
Multifamily LT 5
$160.4K
$140.4K – $187.2K
NOI $11,229 @ 7.0% cap · market cap 4.08%
Second Best
Apartment 5plus
$139.3K
$121.9K – $162.6K
NOI $9,754 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$377.4K
$330.2K – $440.3K
NOI $26,419 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
229
Businesses Nearby
Explore this area
Business Placement
Demographics for 32127, FL
29,999
Population
15,898
Households
1.9
Avg Household Size
53
Median Age
30%
College-Educated
94%
High-School Grad
14.9 sq mi
ZIP Area
2,013
Density / Sq Mi
$65,260
Median Household Income
$39,196
Median Earnings
$1,324
Median Rent
$301,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Three-bedroom residence with a private garage, screened porch, fireplace, and access to Harbour Point community amenities.
Where is this duplex located?
The property is located at 1400 PORTOBELLO Drive Port Orange, FL.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,280‑square‑foot half‑duplex with 3 bedrooms and 2 bathrooms; One‑car garage, screened porch, corner lot, and large backyard; Wood‑burning fireplace and open living area
