Updated Two-Story
For Sale
$699,900
17 & 19 HILLSIDE AVE, Orlando, FL 32803
Updated two-story duplex with private yards, individual garages, and refreshed interiors.
Property Size2,981 SF
Days on Market27
Property Features for 17 & 19 HILLSIDE AVE
General Information
Standard status
Active
Size
2,981 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/2.5BA, 1 x 3BR/2.5BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,918
Amenities
fireplace
private yard
Building Details
Building Size
2,981 SF
Year Built
1987
Listing Agency:
MAINSTAY BROKERAGE LLC
(800) 583-2914
Listed By:
Summer Brady · License #3552272
Source:
Novaorlando
Added: Jul 24
Changed: Aug 12
Last Checked: Aug 18 at 5:38AM
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 MAINSTAY BROKERAGE LLC
Investment Insights
Based on property information with market context.
This two-story duplex, built in 1987, contains two separate residential units with practical layouts and recent interior and exterior improvements. One unit offers 2 bedrooms and 2.5 bathrooms, while the other includes 3 bedrooms and 2.5 bathrooms. Both residences feature a living room with a fireplace, a private yard, and a 1-car garage. Recent work includes new flooring, countertops, appliances, and fresh paint inside and out. The property’s separate units and differing bedroom configurations provide flexibility for an owner occupant or residential rental use.
Key Highlights
- Two‑unit duplex with 2‑story layouts
- Unit mix includes 2 bedrooms, 2.5 bathrooms and 3 bedrooms, 2.5 bathrooms
- Each unit includes a 1‑car garage and private 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
$42,292
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
6.04%
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%
$845,840
$845.8K
Cap Rate 7%
$604,171
$604.2K
Cap Rate 9%
$469,911
$469.9K
Market Conditions
NOI Build-Up for 2,981 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
$64.4K $21.60/SF
− Vacancy
−$4.0K −$1.33/SF
EGI
$60.4K $20.27/SF
− OpEx
−$18.1K −$6.08/SF
NOI
$42.3K $14.19/SF
Area
Orlando, FL
Vacancy
6.17%
Lease Rate
$21.60 /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%
$845,840
Cap Rate 7%
$604,171
Cap Rate 9%
$469,911
Alternative Uses
Best Use
Multifamily LT 5
$604.2K
$528.7K – $704.9K
NOI $42,292 @ 7.0% cap · market cap 6.04%
Second Best
Apartment 5plus
$551.9K
$482.9K – $643.9K
NOI $38,631 @ 7.0% cap · market cap 5.52%
Theoretical Best
Office A
$960.3K
$840.3K – $1.12M
NOI $67,220 @ 7.0% cap · market cap 9.60%
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
2,034
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated two-story duplex with private yards, individual garages, and refreshed interiors.
Where is this duplex located?
The property is located at 17 & 19 HILLSIDE AVE Orlando, 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: Two‑unit duplex with 2‑story layouts; Unit mix includes 2 bedrooms, 2.5 bathrooms and 3 bedrooms, 2.5 bathrooms; Each unit includes a 1‑car garage and private yard
