Triplex with Private
For Sale
$699,900
Pending
1501 MONTANA AVENUE, Saint Cloud, FL 34769
Three residential units share appliance packages, a private pool, and a fenced outdoor area.
Property Size3,338 SF
Days on Market498
Property Features for 1501 MONTANA AVENUE
General Information
Standard status
Pending
Size
3,338 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/1BA, 1 x 3BR/2BA
Multifamily Units
3
Additional Details
Cap Rate
7.4%
Taxes and HOA fees
Annual Taxes
$10,558
Amenities
pool
fenced yard
Building Details
Year Built
1984
Buildings
1
Listing Agency:
COLDWELL BANKER RESIDENTIAL RE
(407) 647-1211
Listed By:
Mike Giordano, Jr · License #3370932
(321) 418-1225
Source:
Exitrealty
Added: Apr 23, 2025
Changed: Sep 1
Last Checked: Sep 1 at 5:37PM
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 COLDWELL BANKER RESIDENTIAL RE
Investment Insights
Based on property information with market context.
This 3,338-square-foot triplex, built in 1984, contains three residential units. Two units offer three bedrooms and one bathroom each, while the third provides three bedrooms and two bathrooms. Interior features include open-concept living areas with family rooms and breakfast bars, along with appliances in each unit.
Residents have access to a private pool and fenced yard at the property. The asset is located at 1501 Montana Avenue in St. Cloud, Florida. The reported cap rate is 7.4%.
Residents have access to a private pool and fenced yard at the property. The asset is located at 1501 Montana Avenue in St. Cloud, Florida. The reported cap rate is 7.4%.
Key Highlights
- Three‑unit property totaling 3,338 square feet
- Unit mix includes two 3‑bedroom, 1‑bath units and one 3‑bedroom, 2‑bath unit
- Private pool and fenced yard
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
$44,521
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
6.36%
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%
$890,420
$890.4K
Cap Rate 7%
$636,014
$636.0K
Cap Rate 9%
$494,678
$494.7K
Market Conditions
NOI Build-Up for 3,338 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
$68.1K $20.40/SF
− Vacancy
−$4.5K −$1.35/SF
EGI
$63.6K $19.05/SF
− OpEx
−$19.1K −$5.72/SF
NOI
$44.5K $13.34/SF
Area
Osceola 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%
$890,420
Cap Rate 7%
$636,014
Cap Rate 9%
$494,678
Alternative Uses
Best Use
Multifamily LT 5
$636.0K
$556.5K – $742.0K
NOI $44,521 @ 7.0% cap · market cap 6.36%
Second Best
Apartment 5plus
$585.6K
$512.4K – $683.2K
NOI $40,992 @ 7.0% cap · market cap 5.86%
Theoretical Best
Specialty Retail
$1.03M
$903.1K – $1.20M
NOI $72,251 @ 7.0% cap · market cap 10.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
801
Businesses Nearby
Explore this area
Business Placement
Demographics for 34769, FL
27,594
Population
11,070
Households
2.5
Avg Household Size
40
Median Age
24%
College-Educated
89%
High-School Grad
10.6 sq mi
ZIP Area
2,603
Density / Sq Mi
$58,764
Median Household Income
$35,776
Median Earnings
$1,400
Median Rent
$271,800
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?
Triplex - Three residential units share appliance packages, a private pool, and a fenced outdoor area.
Where is this triplex located?
The property is located at 1501 MONTANA AVENUE Saint Cloud, FL.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Three‑unit property totaling 3,338 square feet; Unit mix includes two 3‑bedroom, 1‑bath units and one 3‑bedroom, 2‑bath unit; Private pool and fenced yard
