Quadplex with 2018
New
For Sale
$665,000
16 S GRANDVIEW, Daytona Beach, FL 32118
Four-unit income property with active tenant leases, on-site parking, and a shared patio near beach access.
Property Size2,972 SF
Days on Market5
Property Features for 16 S GRANDVIEW
General Information
Standard status
Active
Size
2,972 SF
Property subtype
Investment
Additional Details
Cap Rate
9.3%
Public Transit
Yes
Taxes and HOA fees
Annual Taxes
$5,720
Amenities
on-site parking
common patio area
Building Details
Building Size
2,972 SF
Year Built
1910
Tenancy
Multi
Listing Agency:
Charles Rutenberg Realty Orlando LLC
Listed By:
Husain Jaffer · License #3293364
(407) 923-7642
Source:
Elliman
Added: Sep 11
Last Checked: Sep 14 at 6:44AM
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 Charles Rutenberg Realty Orlando LLC
Investment Insights
Based on property information with market context.
Built in 1910, this four-unit property offers an established income-producing configuration with active tenant leases showing approximately 6–12 months remaining. The property includes on-site parking, a common patio for residents, and a large storage unit that was previously used as an apartment. The roof was installed in 2018, and the property is designated within the X flood zone.
Located at 16 S Grandview in Daytona Beach, the property is described as walking distance to the Main Street Pier and beach access. Land-use information supports up to 10 units, and the property has zero reported code violations. Current operating data reflects a 9.3% CAP RATE, with bike, walk, and transit scores of 45, 16, and 29, respectively.
Located at 16 S Grandview in Daytona Beach, the property is described as walking distance to the Main Street Pier and beach access. Land-use information supports up to 10 units, and the property has zero reported code violations. Current operating data reflects a 9.3% CAP RATE, with bike, walk, and transit scores of 45, 16, and 29, respectively.
Key Highlights
- Four‑unit property with 9.3% CAP RATE
- Active tenant leases with approximately 6–12 months remaining
- 2018 roof and X flood zone designation
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
$26,072
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
3.92%
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%
$521,440
$521.4K
Cap Rate 7%
$372,457
$372.5K
Cap Rate 9%
$289,689
$289.7K
Market Conditions
NOI Build-Up for 2,972 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
$41.4K $13.92/SF
− Vacancy
−$4.1K −$1.39/SF
EGI
$37.2K $12.53/SF
− OpEx
−$11.2K −$3.76/SF
NOI
$26.1K $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%
$521,440
Cap Rate 7%
$372,457
Cap Rate 9%
$289,689
Alternative Uses
Best Use
Multifamily LT 5
$372.5K
$325.9K – $434.5K
NOI $26,072 @ 7.0% cap · market cap 3.92%
Second Best
Apartment 5plus
$323.5K
$283.1K – $377.5K
NOI $22,647 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$876.3K
$766.8K – $1.02M
NOI $61,342 @ 7.0% cap · market cap 9.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,114
Businesses Nearby
Explore this area
Business Placement
Demographics for 32118, FL
17,906
Population
16,390
Households
1.1
Avg Household Size
58
Median Age
31%
College-Educated
94%
High-School Grad
4.2 sq mi
ZIP Area
4,263
Density / Sq Mi
$60,418
Median Household Income
$36,153
Median Earnings
$1,283
Median Rent
$339,500
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit income property with active tenant leases, on-site parking, and a shared patio near beach access.
Where is this quadplex located?
The property is located at 16 S GRANDVIEW Daytona Beach, FL.
What is the asking price?
The asking price for this property is $665,000.
What are key features of this property?
This property features: Four‑unit property with 9.3% CAP RATE; Active tenant leases with approximately 6–12 months remaining; 2018 roof and X flood zone designation
