Updated Duplex with Rental
New
For Sale
$265,000
1703 BIRCHWOOD CIRCLE, Leesburg, FL 34748
Two efficiently configured units offer central HVAC, equipped kitchens, and flexible occupancy options in an established Leesburg neighborhood.
Property Size1,540 SF
Price / SF$172.08
Days on Market5
Property Features for 1703 BIRCHWOOD CIRCLE
General Information
Standard status
Active
Size
1,540 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
central heat and air
range
refrigerator
dishwasher
disposal
enclosed rear porch
separate laundry area
0.17 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 22-19-24-0250-000-00200, Public Survey Range: 24, Public Survey Section: 22, Annual Amount: $2,753, Tax Block: 000, Tax Book Number: 27-5, Legal Description: LEESBURG BIRCHWOOD SUB LOT 2 PB 27 PG 5 ORB 5939 PG 2052, Lot: 2, Year: 2025, Zoning: R-3
Central Air
Electric
Listing ID: MFRG5116997, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-09-01, 1 day on market, Special Conditions: None
4 total bedrooms
Built in 1984, Living area: 1540, Living area units: Square Feet, Levels: One, Construction Materials: Block, Frame
Subdivision: LEESBURG BIRCHWOOD SUB, MLS Area (Major): 34748 - Leesburg, County/Parish: Lake
Completed
2 total bathrooms
Electricity Connected, Water Source: Public
Block
Close Of Escrow
Allowed: Yes
Road Surface: Paved
Private Entrance
Primary Bedroom Main Floor
Other equipment: Private Entrance
Building Details
Year Built
1984
Buildings
1
Listing Agency:
OLYMPUS EXECUTIVE REALTY INC
(407) 469-0090
Listed By:
Bryan Nelson · License #3335913
(407) 780-8787
Source:
Miharaandassociates
Added: Sep 1
Changed: Sep 4
Last Checked: Sep 4 at 4:47AM
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 OLYMPUS EXECUTIVE REALTY INC
Investment Insights
Based on property information with market context.
This duplex contains two separate units, each with 2 bedrooms, 1 bath, and approximately 770 square feet of living space. Built in 1984, the property provides 1,540 square feet in total, with central heat and air serving both residences. Kitchens include a range, refrigerator, dishwasher, and disposal, while refreshed cabinetry, updated countertops, and durable flooring improve the interiors. One unit adds an enclosed rear porch and a separate laundry area.
The property has an established rental history and is positioned in an established Leesburg neighborhood with access to shopping, schools, medical facilities, and downtown Leesburg. The two-unit configuration supports separate occupancy, rental use, or an owner-occupied arrangement with an additional residence on site.
The property has an established rental history and is positioned in an established Leesburg neighborhood with access to shopping, schools, medical facilities, and downtown Leesburg. The two-unit configuration supports separate occupancy, rental use, or an owner-occupied arrangement with an additional residence on site.
Key Highlights
- Two separate 2‑bedroom, 1‑bath units
- Approximately 770 square feet per unit; 1,540 square feet total
- Built in 1984 with established rental history
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
$20,540
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
7.75%
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%
$410,800
$410.8K
Cap Rate 7%
$293,429
$293.4K
Cap Rate 9%
$228,222
$228.2K
Market Conditions
NOI Build-Up for 1,540 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
$31.4K $20.40/SF
− Vacancy
−$2.1K −$1.35/SF
EGI
$29.3K $19.05/SF
− OpEx
−$8.8K −$5.72/SF
NOI
$20.5K $13.34/SF
Area
Lake 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%
$410,800
Cap Rate 7%
$293,429
Cap Rate 9%
$228,222
Alternative Uses
Best Use
Multifamily LT 5
$293.4K
$256.8K – $342.3K
NOI $20,540 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$270.2K
$236.4K – $315.2K
NOI $18,912 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$438.2K
$383.5K – $511.3K
NOI $30,677 @ 7.0% cap · market cap 11.58%
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
741
Businesses Nearby
Explore this area
Business Placement
Demographics for 34748, FL
45,481
Population
25,740
Households
1.8
Avg Household Size
60
Median Age
24%
College-Educated
90%
High-School Grad
39.4 sq mi
ZIP Area
1,154
Density / Sq Mi
$53,768
Median Household Income
$30,762
Median Earnings
$1,181
Median Rent
$226,200
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 efficiently configured units offer central HVAC, equipped kitchens, and flexible occupancy options in an established Leesburg neighborhood.
Where is this duplex located?
The property is located at 1703 BIRCHWOOD CIRCLE Leesburg, FL.
What is the asking price?
The asking price for this property is $265,000.
What are key features of this property?
This property features: Two separate 2‑bedroom, 1‑bath units; Approximately 770 square feet per unit; 1,540 square feet total; Built in 1984 with established rental history
