Remodeled Mixed-Use Duplex
For Sale
Contact for pricing
1412 Dauphin Lane, Orlando, FL 32803
Two-story duplex with flexible mixed-use zoning and remodeled units for residential and commercial use.
Property Size1,816 SF
Price / SF$327.64
Days on Market50
Property Features for 1412 Dauphin Lane
General Information
Standard status
Active
Size
1,816 SF
Class
C
Total Parking Spaces
8
Property subtype
Retail, Office, Mixed Use
Zoning
ORL-MU-1/T/SP
Lease Type
Modified Gross
Investment Type
Owner/User
Additional Details
Multifamily Units
2
Building Details
Year Built
1946
Year Renovated
2024
Buildings
1
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
Pacific Ventures Realty Company
Listed By:
Michael Montgomery · License #FL BK
Source:
Crexi
Added: Jul 9
Changed: Aug 13
Last Checked: Aug 26 at 2:42PM
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 Pacific Ventures Realty Company
Investment Insights
Based on property information with market context.
This unique two-story duplex offers flexible mixed-use zoning that allows both residential and commercial uses. The property is configured as two units, with both units reported as remodeled, supporting multiple occupancy and operating options such as living in one unit while running a business in the other, or renting the second unit for additional income.
Located at 1412 Dauphin Lane in Orlando’s Lake Formosa District, the property is described as being in a quiet neighborhood and within walking distance to several local dining and beverage options, including Santiago’s Bodega, First Watch, Pig Floyds, Hawkers, and nearby establishments such as Matador, Ten10 Brewery, and the Guesthouse. The remarks also note proximity to the Orlando Urban Trail and Fresh Market, along with nearby destinations including Lake Formosa Park, the Orlando Science Center, and Ivanhoe Village.
For buyers seeking a mixed-use property with renovated in-place units and dual-use flexibility, this duplex is positioned for easy leasing and practical owner-occupant scenarios.
Located at 1412 Dauphin Lane in Orlando’s Lake Formosa District, the property is described as being in a quiet neighborhood and within walking distance to several local dining and beverage options, including Santiago’s Bodega, First Watch, Pig Floyds, Hawkers, and nearby establishments such as Matador, Ten10 Brewery, and the Guesthouse. The remarks also note proximity to the Orlando Urban Trail and Fresh Market, along with nearby destinations including Lake Formosa Park, the Orlando Science Center, and Ivanhoe Village.
For buyers seeking a mixed-use property with renovated in-place units and dual-use flexibility, this duplex is positioned for easy leasing and practical owner-occupant scenarios.
Key Highlights
- Two‑story mixed‑use duplex built in 1946 with flexible mixed‑use zoning for residential and commercial uses
- Both units have been remodeled
- Live in one unit while using/renting the other for added income potential
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
$33,914
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
5.70%
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%
$678,280
$678.3K
Cap Rate 7%
$484,486
$484.5K
Cap Rate 9%
$376,822
$376.8K
Market Conditions
NOI Build-Up for 1,816 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
$54.5K $30.00/SF
− Vacancy
−$9.3K −$5.10/SF
EGI
$45.2K $24.90/SF
− OpEx
−$11.3K −$6.23/SF
NOI
$33.9K $18.67/SF
Area
Orlando, FL
Vacancy
17.00%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$678,280
Cap Rate 7%
$484,486
Cap Rate 9%
$376,822
Alternative Uses
Best Use
Office B
$484.5K
$423.9K – $565.2K
NOI $33,914 @ 7.0% cap · market cap 5.70%
Second Best
Multifamily LT 5
$368.1K
$322.1K – $429.4K
NOI $25,764 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$585.0K
$511.9K – $682.5K
NOI $40,950 @ 7.0% cap · market cap 6.88%
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
2,071
Businesses Nearby
Explore this area
Business Placement
Demographics for 32803, FL
21,003
Population
12,225
Households
1.7
Avg Household Size
38
Median Age
59%
College-Educated
96%
High-School Grad
6.8 sq mi
ZIP Area
3,089
Density / Sq Mi
$101,401
Median Household Income
$61,439
Median Earnings
$1,823
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Office in Orlando, FL
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - Two-story duplex with flexible mixed-use zoning and remodeled units for residential and commercial use.
Where is this live-work space located?
The property is located at 1412 Dauphin Lane Orlando, FL.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Two‑story mixed‑use duplex built in 1946 with flexible mixed‑use zoning for residential and commercial uses; Both units have been remodeled; Live in one unit while using/renting the other for added income potential
