Corner-Lot Half-Duplex
For Sale
$275,000
1402 PORTOBELLO Drive, Port Orange, FL 32127
Residential, PORT ORANGE, FL
Property Size1,304 SF
Lot Size0.06 Acres
Price / SF$210.89
Days on Market78
Property Features for 1402 PORTOBELLO Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RESI
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2
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
6314-01-00-1402
Size
1,304 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 E/L AKA UNIT 1402 HARBOR POINT PER OR 3681 PGS 83 & 84 PER OR 6250 PG 3425
Tax Annual Amount
4111
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 E/L AKA UNIT 1402 HARBOR POINT PER OR 3681 PGS 83 & 84 PER OR 6250 PG 3425
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
wood burning fireplace
screen porch
clubhouse
heated swimming pool
shuffleboard
game tables
private gated boat launch
fishing dock
cleaning station
boat/RV storage yard
Building Details
Year built
1979
Floors in Building
1
Flooring type
Tile, Vinyl
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 8 at 3:06PM
MLS# V4949808
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 1,304-square-foot half-duplex residence occupies a 0.06-acre corner lot in Harbour Point. The home includes three bedrooms, two bathrooms, an open living area, a wood-burning fireplace, one-car garage, screened porch, and a large backyard. Block construction with brick accent and vinyl siding is paired with tile and plank flooring, central heating and cooling, public water, and public sewer.
The gated riverfront community includes a clubhouse with kitchen, heated swimming pool overlooking the Halifax River, shuffleboard, game tables, and a private boat launch with fishing dock and cleaning station. Lawn care, sprinkler maintenance, cable, internet, and community amenities are covered through the HOA. The garage door opener was added in 2022, the AC was replaced in 2021, the water heater dates to 2018, and the roof, energy-efficient windows, and sliding door were updated in 2015.
The gated riverfront community includes a clubhouse with kitchen, heated swimming pool overlooking the Halifax River, shuffleboard, game tables, and a private boat launch with fishing dock and cleaning station. Lawn care, sprinkler maintenance, cable, internet, and community amenities are covered through the HOA. The garage door opener was added in 2022, the AC was replaced in 2021, the water heater dates to 2018, and the roof, energy-efficient windows, and sliding door were updated in 2015.
Key Highlights
- 1,304‑square‑foot half‑duplex on a 0.06‑acre corner lot
- Three bedrooms, two bathrooms, open living area, and wood‑burning fireplace
- 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
$9,937
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
3.61%
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%
$198,740
$198.7K
Cap Rate 7%
$141,957
$142.0K
Cap Rate 9%
$110,411
$110.4K
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
$20.2K $15.48/SF
− Vacancy
−$2.1K −$1.63/SF
EGI
$18.1K $13.85/SF
− OpEx
−$8.1K −$6.23/SF
NOI
$9.9K $7.62/SF
Area
Volusia County, FL
Vacancy
10.50%
Lease Rate
$15.48 /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%
$198,740
Cap Rate 7%
$141,957
Cap Rate 9%
$110,411
Alternative Uses
Best Use
Apartment 5plus
$142.0K
$124.2K – $165.6K
NOI $9,937 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Three-bedroom residence with a garage, screened porch, fireplace, and access to community waterfront amenities.
Where is this residential income property 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: 1,304‑square‑foot half‑duplex on a 0.06‑acre corner lot; Three bedrooms, two bathrooms, open living area, and wood‑burning fireplace; One‑car garage with garage door opener installed in 2022
