Updated Two-Unit
For Sale
$259,900
1618 Branch, Tallahassee, FL 32303
Two separate residences offer distinct bedroom layouts, covered outdoor areas, and access to a private backyard.
Property Size1,236 SF
Price / SF$210.28
Days on Market34
Property Features for 1618 Branch
General Information
Standard status
Active
Size
1,236 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
large front porch
covered deck area
large private backyard
Building Details
Year Built
1947
Buildings
1
Listing Agency:
Twin Action Realty Inc.
(850) 443-4663
Listed By:
Reagan Hobbs · License #658406
Source:
Hopegainesrealestate
Added: Jul 29
Changed: Aug 30
Last Checked: Aug 30 at 7:02PM
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 Twin Action Realty Inc.
Investment Insights
Based on property information with market context.
This 1,236-square-foot duplex, built in 1947, contains two separate residences. One unit has 1 bedroom and 1 bathroom, while the second provides 2 bedrooms and 1 bathroom. Each residence includes a rear entry opening to a covered deck area, with both units sharing access to a large private backyard. Recent improvements include LVP flooring throughout, refreshed bathrooms, and new water heaters.
The property is located at 1618 Branch in Tallahassee, minutes from Monroe Street and Levy Park. Its separate-unit configuration and varied bedroom counts support both residential income use and an owner-occupant arrangement, as reflected by the existing layout.
The property is located at 1618 Branch in Tallahassee, minutes from Monroe Street and Levy Park. Its separate-unit configuration and varied bedroom counts support both residential income use and an owner-occupant arrangement, as reflected by the existing layout.
Key Highlights
- Two‑unit duplex with 1,236 square feet of building area
- Unit mix includes 1 bedroom/1 bathroom and 2 bedrooms/1 bathroom
- Built in 1947
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
$12,951
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
4.98%
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%
$259,020
$259.0K
Cap Rate 7%
$185,014
$185.0K
Cap Rate 9%
$143,900
$143.9K
Market Conditions
NOI Build-Up for 1,236 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
$20.0K $16.20/SF
− Vacancy
−$1.5K −$1.23/SF
EGI
$18.5K $14.97/SF
− OpEx
−$5.6K −$4.49/SF
NOI
$13.0K $10.48/SF
Area
Tallahassee, FL
Vacancy
7.60%
Lease Rate
$16.20 /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%
$259,020
Cap Rate 7%
$185,014
Cap Rate 9%
$143,900
Alternative Uses
Best Use
Multifamily LT 5
$185.0K
$161.9K – $215.9K
NOI $12,951 @ 7.0% cap · market cap 4.98%
Second Best
Apartment 5plus
$160.8K
$140.7K – $187.6K
NOI $11,257 @ 7.0% cap · market cap 4.33%
Theoretical Best
Office A
$303.0K
$265.1K – $353.5K
NOI $21,211 @ 7.0% cap · market cap 8.16%
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
1,273
Businesses Nearby
Explore this area
Business Placement
Demographics for 32303, FL
48,644
Population
24,864
Households
2
Avg Household Size
34
Median Age
46%
College-Educated
95%
High-School Grad
34.8 sq mi
ZIP Area
1,398
Density / Sq Mi
$63,123
Median Household Income
$37,702
Median Earnings
$1,324
Median Rent
$204,900
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 - Two separate residences offer distinct bedroom layouts, covered outdoor areas, and access to a private backyard.
Where is this duplex located?
The property is located at 1618 Branch Tallahassee, FL.
What is the asking price?
The asking price for this property is $259,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,236 square feet of building area; Unit mix includes 1 bedroom/1 bathroom and 2 bedrooms/1 bathroom; Built in 1947
