Two-Unit Duplex with Modern
For Sale
$554,900
174-176 S LEMON Avenue, Brooksville, FL 34601
Residential Income, BROOKSVILLE, FL
Property Size2,464 SF
Lot Size0.25 Acres
Price / SF$225.20
Days on Market125
Property Features for 174-176 S LEMON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
R2
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 1, Bedroom 4, Bathroom 4, Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 3
Interior features
Ceiling Fans(s), Eat-in Kitchen, Thermostat
Subdivision
HALES ADD TO BROOKSVL
Directions
tuen on lemon
Standard status
Active
APN
R22-222-19-2110-0020-0060
Size
2,464 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HALES ADDITION TO BROOKSVILLE BLK 2 NE1/4 ORB 321 PG 345
Tax Annual Amount
325
Legal Description
HALES ADDITION TO BROOKSVILLE BLK 2 NE1/4 ORB 321 PG 345
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Floors in Building
2
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Maria Leon PLLC · License #3360165
(813) 562-2334
Added: Apr 25
Changed: Aug 26
Last Checked: Aug 27 at 1:06PM
MLS# TB8501757
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 174-176 S Lemon Avenue in Brooksville, this 2,464-square-foot duplex is identified as a 2025 build and is currently under construction. The property contains two residences, each arranged with two bedrooms and two full bathrooms. Open interior layouts include contemporary kitchens with appliances, eat-in kitchen areas, ceiling fans, and thermostats. Block and stucco construction, shingle roofing, central heating, and central air conditioning are specified.
The 0.25-acre property is served by public water and public sewer. The address is in Brooksville’s 34601 postal area, with the source information placing the property near downtown shops, restaurants, and everyday conveniences. The property is also described as an established Airbnb producing income.
The 0.25-acre property is served by public water and public sewer. The address is in Brooksville’s 34601 postal area, with the source information placing the property near downtown shops, restaurants, and everyday conveniences. The property is also described as an established Airbnb producing income.
Key Highlights
- 2,464‑square‑foot duplex on a 0.25‑acre parcel
- Two residences, each with 2 bedrooms and 2 full bathrooms
- 2025 build identified as under construction
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
$28,761
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
5.18%
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%
$575,220
$575.2K
Cap Rate 7%
$410,871
$410.9K
Cap Rate 9%
$319,567
$319.6K
Market Conditions
NOI Build-Up for 2,464 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
$44.1K $17.88/SF
− Vacancy
−$3.0K −$1.21/SF
EGI
$41.1K $16.67/SF
− OpEx
−$12.3K −$5.00/SF
NOI
$28.8K $11.67/SF
Area
Pasco County, FL
Vacancy
6.74%
Lease Rate
$17.88 /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%
$575,220
Cap Rate 7%
$410,871
Cap Rate 9%
$319,567
Alternative Uses
Best Use
Multifamily LT 5
$410.9K
$359.5K – $479.4K
NOI $28,761 @ 7.0% cap · market cap 5.18%
Second Best
Apartment 5plus
$323.7K
$283.3K – $377.7K
NOI $22,662 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$561.3K
$491.1K – $654.8K
NOI $39,290 @ 7.0% cap · market cap 7.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,046
Businesses Nearby
Explore this area
Business Placement
Demographics for 34601, FL
23,001
Population
12,276
Households
1.9
Avg Household Size
50
Median Age
20%
College-Educated
88%
High-School Grad
114.0 sq mi
ZIP Area
202
Density / Sq Mi
$56,365
Median Household Income
$35,182
Median Earnings
$1,066
Median Rent
$151,500
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 - Each residence offers two bedrooms, two bathrooms, central HVAC, and public water and sewer service.
Where is this duplex located?
The property is located at 174-176 S LEMON Avenue Brooksville, FL.
What is the asking price?
The asking price for this property is $554,900.
What are key features of this property?
This property features: 2,464‑square‑foot duplex on a 0.25‑acre parcel; Two residences, each with 2 bedrooms and 2 full bathrooms; 2025 build identified as under construction
