Quadplex Near Beach
For Sale
$665,000
16 S GRANDVIEW Avenue, Daytona Beach, FL 32118
Residential Income, DAYTONA BEACH, FL
Property Size2,972 SF
Lot Size0.11 Acres
Price / SF$223.76
Days on Market94
Property Features for 16 S GRANDVIEW Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
02BR1
Bedrooms
5
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 7, Bathroom 2, Bedroom 5, Bathroom 6, Bathroom 5, Bedroom 4, Laundry Room, Bathroom 3, Bathroom 8, Bathroom 4, Bedroom 3
Exterior features
Fence, Private Mailbox, Private Yard
Fencing
Fenced
Subdivision
ROGERS SEABREEZE
Directions
I4 TO 95 OVER THE BRIDGE
Standard status
Active
APN
5304-01-11-0050
Size
2,972 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 5 BLK 11 ROGERS SEABREEZE DB O PG 301 PER OR 3987 PG 0600 PER OR 8496 PG 3553 PER OR 8674 PGS 1438 THRU 1439 INC PER OR 8680 PG 3564
Tax Annual Amount
5721
Legal Description
LOT 5 BLK 11 ROGERS SEABREEZE DB O PG 301 PER OR 3987 PG 0600 PER OR 8496 PG 3553 PER OR 8674 PGS 1438 THRU 1439 INC PER OR 8680 PG 3564
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Amenities
on-site parking
common patio area
storage unit
Building Details
Year built
1910
Building materials
Brick, Wood Siding
Roof type
Shingle
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Husain Jaffer · License #3293364
(407) 923-7642
Added: Jun 23
Changed: Sep 17
Last Checked: Sep 24 at 4:06PM
MLS# O6419368
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 2,972-square-foot quadplex was built in 1910 on a 0.11-acre parcel and includes four residential units, on-site parking, fencing, private mailboxes, and a common patio area. The property has a shingle roof installed in 2018, brick and wood siding, public water and sewer, and ductless heating with wall or window-unit cooling. A large on-site storage area was previously used as an apartment and may offer conversion potential, subject to applicable requirements.
The property is located at 16 S Grandview Avenue in Daytona Beach, three streets from the beach and within walking distance of the Main Street Pier and beach access. It is identified as being in the X flood zone. Current leases have 6–12 months remaining, and the property information reports a 9.3% cap rate. Zoning is listed as 02BR1, with land use identified for up to 10 units.
The property is located at 16 S Grandview Avenue in Daytona Beach, three streets from the beach and within walking distance of the Main Street Pier and beach access. It is identified as being in the X flood zone. Current leases have 6–12 months remaining, and the property information reports a 9.3% cap rate. Zoning is listed as 02BR1, with land use identified for up to 10 units.
Key Highlights
- 2,972‑square‑foot quadplex on a 0.11‑acre parcel
- Four‑unit property with leases having 6–12 months remaining
- 9.3% cap rate reported in the property information
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
Check the figures for this property
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 on-site parking, a shared patio, and a storage area formerly configured as an apartment.
Where is this quadplex located?
The property is located at 16 S GRANDVIEW Avenue 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: 2,972‑square‑foot quadplex on a 0.11‑acre parcel; Four‑unit property with leases having 6–12 months remaining; 9.3% cap rate reported in the property information
