Renovated Duplex with Separate Living
For Sale
$349,900
1403 W 13TH Place, Sanford, FL 32771
Residential, SANFORD, FL
Property Size1,914 SF
Lot Size0.16 Acres
Price / SF$182.81
Days on Market499
Property Features for 1403 W 13TH Place
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MR2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Family Room, Bathroom 2, Laundry Room, Bedroom 2, Bedroom 6, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 3, Bathroom 4
Interior features
Ninguno
Exterior features
Private Mailbox
Appliances
Microwave, Range, Refrigerator
Subdivision
DE FORESTS ADD
Directions
W 25th St/ H E Thomas Jr Pkwy, turn left onto Old Lake Mary Rd., turn right onto SW Rd., turn right onto W 13th St., turn right onto S Oleander Ave., turn left at the 1st cross street onto W 13th Pl, home will be on the right
Standard status
Active
APN
35-19-30-502-0000-00K0
Size
1,914 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT K DE FORESTS ADD PB 1 PG 130
Tax Annual Amount
2401
Legal Description
LOT K DE FORESTS ADD PB 1 PG 130
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1960
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block, Stucco, Frame
Roof type
Shingle
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Mohammed Saifulhuda · License #3149314
(407) 929-1970
Added: Apr 27, 2025
Changed: Sep 5
Last Checked: Sep 7 at 4:06PM
MLS# O6303626
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 1,914-square-foot duplex in Sanford, Florida, was built in 1960 and extensively renovated with permitted work. The property contains six bedrooms and four bathrooms, configured as two sides with three bedrooms and two full bathrooms each. Ceramic tile flooring, central heating, central air conditioning, a laundry room, family room, and kitchens equipped with microwaves, ranges, and refrigerators support residential use. Block, stucco, and frame construction sit beneath a shingle roof on a 0.16-acre lot.
The property is zoned MR2 and connected to public sewer, with cable available. A private mailbox is included, and the address is located in Sanford, FL 32771. The duplex layout provides distinct living spaces within one renovated property.
The property is zoned MR2 and connected to public sewer, with cable available. A private mailbox is included, and the address is located in Sanford, FL 32771. The duplex layout provides distinct living spaces within one renovated property.
Key Highlights
- Permitted duplex with 6 bedrooms and 4 bathrooms
- Two residential sides, each with 3 bedrooms and 2 full bathrooms
- 1,914 square feet on a 0.16‑acre lot
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
$25,528
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
7.30%
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%
$510,560
$510.6K
Cap Rate 7%
$364,686
$364.7K
Cap Rate 9%
$283,644
$283.6K
Market Conditions
NOI Build-Up for 1,914 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
$39.0K $20.40/SF
− Vacancy
−$2.6K −$1.35/SF
EGI
$36.5K $19.05/SF
− OpEx
−$10.9K −$5.72/SF
NOI
$25.5K $13.34/SF
Area
Seminole County, FL
Vacancy
6.60%
Lease Rate
$20.40 /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%
$510,560
Cap Rate 7%
$364,686
Cap Rate 9%
$283,644
Alternative Uses
Best Use
Multifamily LT 5
$364.7K
$319.1K – $425.5K
NOI $25,528 @ 7.0% cap · market cap 7.30%
Second Best
Apartment 5plus
$335.8K
$293.8K – $391.7K
NOI $23,504 @ 7.0% cap · market cap 6.72%
Theoretical Best
Office A
$544.7K
$476.6K – $635.5K
NOI $38,127 @ 7.0% cap · market cap 10.90%
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
443
Businesses Nearby
Explore this area
Business Placement
Demographics for 32771, FL
57,178
Population
24,062
Households
2.4
Avg Household Size
37
Median Age
35%
College-Educated
91%
High-School Grad
37.5 sq mi
ZIP Area
1,525
Density / Sq Mi
$74,520
Median Household Income
$43,321
Median Earnings
$1,584
Median Rent
$332,500
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 - Permitted duplex with two updated residential units, central heating and cooling, and separate living arrangements.
Where is this duplex located?
The property is located at 1403 W 13TH Place Sanford, FL.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Permitted duplex with 6 bedrooms and 4 bathrooms; Two residential sides, each with 3 bedrooms and 2 full bathrooms; 1,914 square feet on a 0.16‑acre lot
