Three-Bedroom Half-Duplex
For Sale
$340,000
2506 TOBIN Court, Orlando, FL 32837
Residential, ORLANDO, FL
Property Size1,399 SF
Lot Size0.16 Acres
Price / SF$243.03
Days on Market106
Property Features for 2506 TOBIN Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
PD
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Dining Room, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2
Parking features
Driveway, Open
Pets allowed
Dogs OK, Cats OK
Interior features
Ceiling Fans(s), Eat-in Kitchen, High Ceilings, Living Room/Dining Room Combo, Open Floorplan, Primary Bedroom Main Floor, Solid Surface Counters, Solid Wood Cabinets
Exterior features
Private Yard
Fencing
Fenced
Appliances
Dishwasher, Disposal, Microwave, Range, Refrigerator, Washer
Subdivision
WHISPER LAKES UT 5
Directions
FROM JOHN YOUNG PARKWAY; ENTER WHISPER LAKES BLVD, MAKE A LEFT TO THURSTON WAY; ANOTHER LEFT TO TOBIN COURT, THE HOUSE IS IN THE CORNER #2506. FROM OBT; TALE WHISPER LAKE BLVD MAKE A RIGHT INTO THURSTON WAY THEN LEFT TO TOBIN CT, THE HOUSE IS #2506 IN THE CORNER.
Standard status
Active
APN
16-24-29-9244-00-020
Size
1,399 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Whisper Lakes unit 5 14/141 lot 2
Tax Annual Amount
5026
Legal Description
Whisper Lakes unit 5 14/141 lot 2
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating), Heat Pump (Heating)
Cooling system
Central Air
Amenities
paver patio
screened in covered rear porch
Building Details
Year built
1987
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
LA ROSA REALTY KISSIMMEE
(407) 930-3530
Listed By:
Francis Franqui · License #3223982
(407) 538-3445
Added: May 25
Changed: Sep 6
Last Checked: Sep 7 at 1:06AM
MLS# S5150552
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.
This half-duplex residence offers 1,399 square feet of air-conditioned living area and more than 1,800 square feet of total space. The interior includes three bedrooms, two bathrooms, ceramic tile flooring, an open living and dining arrangement, and an eat-in kitchen with solid wood cabinetry, solid surface counters, and stainless steel appliances. Block construction, central air, electric heat, and a shingle roof complete the core improvements.
The home occupies a 0.16-acre fenced lot with a paver patio, screened covered rear porch, driveway, and open parking. Public sewer service and cable availability are noted. The property is located in Orlando’s 32837 area, near the Ritz Carlton Hotel, shopping and restaurant areas, and within close reach of Disney, Universal, and SeaWorld.
The home occupies a 0.16-acre fenced lot with a paver patio, screened covered rear porch, driveway, and open parking. Public sewer service and cable availability are noted. The property is located in Orlando’s 32837 area, near the Ritz Carlton Hotel, shopping and restaurant areas, and within close reach of Disney, Universal, and SeaWorld.
Key Highlights
- 1,399 SF of air‑conditioned living space and more than 1,800 square feet of total space
- Three bedrooms and two bathrooms with an open living and dining arrangement
- 0.16‑acre fenced lot with paver patio and screened covered rear porch
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
$18,745
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
5.51%
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%
$374,900
$374.9K
Cap Rate 7%
$267,786
$267.8K
Cap Rate 9%
$208,278
$208.3K
Market Conditions
NOI Build-Up for 1,399 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
$28.5K $20.40/SF
− Vacancy
−$1.8K −$1.26/SF
EGI
$26.8K $19.14/SF
− OpEx
−$8.0K −$5.74/SF
NOI
$18.7K $13.40/SF
Area
ZIP 32837
Vacancy
6.17%
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%
$374,900
Cap Rate 7%
$267,786
Cap Rate 9%
$208,278
Alternative Uses
Best Use
Multifamily LT 5
$267.8K
$234.3K – $312.4K
NOI $18,745 @ 7.0% cap · market cap 5.51%
Second Best
Apartment 5plus
$246.7K
$215.8K – $287.8K
NOI $17,266 @ 7.0% cap · market cap 5.08%
Theoretical Best
Specialty Retail
$410.9K
$359.6K – $479.4K
NOI $28,764 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
440
Businesses Nearby
Explore this area
Business Placement
Demographics for 32837, FL
56,813
Population
21,021
Households
2.7
Avg Household Size
38
Median Age
41%
College-Educated
91%
High-School Grad
18.2 sq mi
ZIP Area
3,122
Density / Sq Mi
$86,649
Median Household Income
$37,179
Median Earnings
$1,905
Median Rent
$365,100
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 - Block-built residence with an open layout, fenced outdoor space, and screened rear porch.
Where is this duplex located?
The property is located at 2506 TOBIN Court Orlando, FL.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 1,399 SF of air‑conditioned living space and more than 1,800 square feet of total space; Three bedrooms and two bathrooms with an open living and dining arrangement; 0.16‑acre fenced lot with paver patio and screened covered rear porch
