Residential Income Property with
For Sale
$320,000
2500 S GLEN EAGLES DRIVE, Deland, FL 32724
Updated villa layout includes a screened outdoor space, attached garage, and access to a community pool.
Property Size1,959 SF
Price / SF$163.35
Days on Market10
Property Features for 2500 S GLEN EAGLES DRIVE
General Information
Standard status
Active
Size
1,959 SF
Total Parking Spaces
2
Property subtype
Half Duplex
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Multifamily Units
1
Amenities
community pool
Building Details
Year Built
1992
Listing Agency:
LIVELY REAL ESTATE
(386) 562-6038
Listed By:
Amanda Quinn · License #3523756
(386) 738-3688
Source:
Dennisrealty
Added: Sep 24
Changed: Oct 3
Last Checked: Oct 3 at 12:05AM
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 LIVELY REAL ESTATE
Investment Insights
Based on property information with market context.
This 1,959-square-foot villa, built in 1992, has three bedrooms and two bathrooms. Its layout includes a living room, dining area, Florida room, updated kitchen, and screened courtyard. Kitchen features include granite counters, stainless steel appliances, under-cabinet lighting, and two pantry closets. The primary suite has an en-suite bath with a rain shower and double-sink vanity. An attached two-car garage includes a washer and dryer. Other features include double-pane windows, tile flooring in the main living areas, and carpeted bedrooms. The roof is 8 years old, and the smart water heater is 10 years old.
The villa is part of the Glen Eagles Golf Villa community, which has a pool and outdoor gathering area. Grocery stores, restaurants, and shopping are described as seconds away, with I-4, downtown DeLand, and Stetson University minutes from the property.
The villa is part of the Glen Eagles Golf Villa community, which has a pool and outdoor gathering area. Grocery stores, restaurants, and shopping are described as seconds away, with I-4, downtown DeLand, and Stetson University minutes from the property.
Key Highlights
- 1,959‑square‑foot villa with three bedrooms and two bathrooms
- Built in 1992; roof is 8 years old and smart water heater is 10 years old
- Attached two‑car garage; washer and dryer included
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
$14,928
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
4.67%
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%
$298,560
$298.6K
Cap Rate 7%
$213,257
$213.3K
Cap Rate 9%
$165,867
$165.9K
Market Conditions
NOI Build-Up for 1,959 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
$30.3K $15.48/SF
− Vacancy
−$3.2K −$1.63/SF
EGI
$27.1K $13.85/SF
− OpEx
−$12.2K −$6.23/SF
NOI
$14.9K $7.62/SF
Area
Volusia County, FL
Vacancy
10.50%
Lease Rate
$15.48 /SF/Yr
Expense Ratio
45.00%
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%
$298,560
Cap Rate 7%
$213,257
Cap Rate 9%
$165,867
Alternative Uses
Best Use
Apartment 5plus
$213.3K
$186.6K – $248.8K
NOI $14,928 @ 7.0% cap · market cap 4.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$577.6K
$505.4K – $673.9K
NOI $40,434 @ 7.0% cap · market cap 12.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
359
Businesses Nearby
Explore this area
Business Placement
Demographics for 32724, FL
40,559
Population
18,555
Households
2.2
Avg Household Size
45
Median Age
31%
College-Educated
92%
High-School Grad
83.8 sq mi
ZIP Area
484
Density / Sq Mi
$72,729
Median Household Income
$41,204
Median Earnings
$1,184
Median Rent
$283,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated villa layout includes a screened outdoor space, attached garage, and access to a community pool.
Where is this residential income property located?
The property is located at 2500 S GLEN EAGLES DRIVE Deland, FL.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: 1,959‑square‑foot villa with three bedrooms and two bathrooms; Built in 1992; roof is 8 years old and smart water heater is 10 years old; Attached two‑car garage; washer and dryer included
