Updated Two-Unit
For Sale
$265,000
1703 BIRCHWOOD Circle, Leesburg, FL 34748
Residential Income, LEESBURG, FL
Property Size1,540 SF
Lot Size0.17 Acres
Price / SF$172.08
Days on Market14
Property Features for 1703 BIRCHWOOD Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-3
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 2, Bedroom 4, Bedroom 1
Pets allowed
Yes
Interior features
Primary Bedroom Main Floor
Exterior features
Private Entrance
Subdivision
LEESBURG BIRCHWOOD SUB
Directions
Drive on US-441 N. Turn left onto Griffin Rd. Turn left onto Pamela St. Turn right onto Susan St. Turn right onto Birchwood Cir. Destination will be on the left.
Standard status
Active
APN
22-19-24-0250-000-00200
Size
1,540 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEESBURG BIRCHWOOD SUB LOT 2 PB 27 PG 5 ORB 5939 PG 2052
Tax Annual Amount
2753
Legal Description
LEESBURG BIRCHWOOD SUB LOT 2 PB 27 PG 5 ORB 5939 PG 2052
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
1
Building materials
Block, Frame
Roof type
Shingle
Listing Agency:
OLYMPUS EXECUTIVE REALTY INC
(407) 469-0090
Listed By:
Bryan Nelson · License #3335913
(407) 780-8787
Added: Aug 20
Changed: Sep 2
Last Checked: Sep 2 at 11:06AM
MLS# G5116997
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.
Located at 1703 Birchwood Circle in Leesburg, this duplex contains two separate two-bedroom, one-bath residences totaling 1,540 square feet. Each unit measures approximately 770 square feet and includes an efficient layout, central heat and air, and a kitchen equipped with a range, refrigerator, dishwasher, and disposal. Interior improvements include refreshed cabinetry, updated countertops, and durable flooring. One residence also has an enclosed rear porch and a separate laundry area.
The property occupies 0.17 acres in an established Leesburg neighborhood with access to shopping, schools, medical facilities, and downtown Leesburg. Built in 1984, the structure combines block and frame construction with a shingle roof, public water, and public sewer. R-3 zoning supports the property's duplex classification.
The property occupies 0.17 acres in an established Leesburg neighborhood with access to shopping, schools, medical facilities, and downtown Leesburg. Built in 1984, the structure combines block and frame construction with a shingle roof, public water, and public sewer. R-3 zoning supports the property's duplex classification.
Key Highlights
- Two separate 2 bedroom, 1 bath units
- 1,540 square feet total; each unit is approximately 770 square feet
- 0.17‑acre lot in Leesburg, FL 34748
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - R-3-zoned property with separate entrances, central air, and equipped kitchens in both residences.
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; 1,540 square feet total; each unit is approximately 770 square feet; 0.17‑acre lot in Leesburg, FL 34748
