Three-Bedroom Duplex
For Sale
$275,000
1402 Portobello Drive, Port Orange, FL 32127
Corner-lot residence with a garage, screened porch, and shared waterfront recreation amenities.
Property Size1,304 SF
Price / SF$210.89
Days on Market96
Property Features for 1402 Portobello Drive
General Information
Standard status
Active
Size
1,304 SF
Property subtype
Residential / 1/2 Duplex
Zoning
RESI
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,111
Amenities
wood burning fireplace
screen porch
clubhouse
heated swimming pool
shuffleboard
game tables
private gated boat launch
fishing dock
cleaning station
Central Air
Central, Electric
Luxury Vinyl, Tile
Yes
Range, Refrigerator
6.0
No
2
3
In Garage
Ceiling Fan(s)
Square Feet
Living Room, Wood Burning
Public Records
Community
Shingle
One
No, Yes
Slab
Waterfront
Block, Brick
Building Details
Year Built
1979
Buildings
1
Construction
concrete block
Listing Agency:
ADAMS, CAMERON & CO., REALTORS
(386) 212-5675
Listed By:
Kathy Cate · License #652861
(386) 212-5675
Source:
Compass
Added: May 28
Changed: Aug 30
Last Checked: Aug 30 at 3:51PM
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 ADAMS, CAMERON & CO., REALTORS
Investment Insights
Based on property information with market context.
Both sides of this Port Orange duplex are offered for sale, with each half providing 1,304 square feet, three bedrooms, two bathrooms, and a one-car garage. The concrete-block residences include open living areas, wood-burning fireplaces, central air, plank flooring, and screened porches overlooking a large backyard. One garage door opener was installed in 2022.
Located at 1400 and 1402 Portobello Drive in Harbour Point, the property is part of a riverfront community with a clubhouse, heated swimming pool, shuffleboard, game tables, and a private boat launch with fishing dock and cleaning station. Community services include lawn and sprinkler maintenance, cable, and internet. Additional improvements include 2021 air-conditioning systems, 2018 water heaters, 2015 roofing, and 2015 energy-efficient windows and sliding doors. RESI zoning is reported.
Located at 1400 and 1402 Portobello Drive in Harbour Point, the property is part of a riverfront community with a clubhouse, heated swimming pool, shuffleboard, game tables, and a private boat launch with fishing dock and cleaning station. Community services include lawn and sprinkler maintenance, cable, and internet. Additional improvements include 2021 air-conditioning systems, 2018 water heaters, 2015 roofing, and 2015 energy-efficient windows and sliding doors. RESI zoning is reported.
Key Highlights
- Both duplex sides offered for sale at 1400 and 1402 Portobello Drive
- Each residence offers 1,304 square feet with 3 bedrooms and 2 bathrooms
- One‑car garage with garage door opener installed in 2022
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
$11,439
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
4.16%
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%
$228,780
$228.8K
Cap Rate 7%
$163,414
$163.4K
Cap Rate 9%
$127,100
$127.1K
Market Conditions
NOI Build-Up for 1,304 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
$18.2K $13.92/SF
− Vacancy
−$1.8K −$1.39/SF
EGI
$16.3K $12.53/SF
− OpEx
−$4.9K −$3.76/SF
NOI
$11.4K $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%
$228,780
Cap Rate 7%
$163,414
Cap Rate 9%
$127,100
Alternative Uses
Best Use
Multifamily LT 5
$163.4K
$143.0K – $190.7K
NOI $11,439 @ 7.0% cap · market cap 4.16%
Second Best
Apartment 5plus
$142.0K
$124.2K – $165.6K
NOI $9,937 @ 7.0% cap · market cap 3.61%
Theoretical Best
Office A
$384.5K
$336.4K – $448.6K
NOI $26,915 @ 7.0% cap · market cap 9.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
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
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Frequently Asked Questions
What type of property is this?
Duplex - Corner-lot residence with a garage, screened porch, and shared waterfront recreation amenities.
Where is this duplex located?
The property is located at 1402 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: Both duplex sides offered for sale at 1400 and 1402 Portobello Drive; Each residence offers 1,304 square feet with 3 bedrooms and 2 bathrooms; One‑car garage with garage door opener installed in 2022
