Updated Duplex with Two
For Sale
Contact for pricing
2508 Yale Avenue, Sanford, FL 32773
Updated interiors, stainless steel appliances, and a tenant-occupied unit support flexible duplex use.
Property Size2,096 SF
Price / SF$162.21
Days on Market23
Property Features for 2508 Yale Avenue
General Information
Standard status
Active
Size
2,096 SF
Property subtype
Multifamily
Additional Details
Gross Income
$36,300
Building Details
Year Built
1930
Stories
2
Units
2
Tenancy
Multi
Listing Agency:
EXP Realty LLC
(386) 479-0558
Listed By:
Lorry Robles
Source:
Crexi
Added: Jul 27
Changed: Aug 14
Last Checked: Aug 17 at 12:28PM
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 EXP Realty LLC
Investment Insights
Based on property information with market context.
This 2,096-square-foot duplex, built in 1930, contains two separate residences with complementary configurations. The lower unit offers 2 bedrooms and 2 baths and is currently occupied, while the upper 2-bedroom, 1-bath unit is vacant and ready for occupancy. Interior improvements include contemporary flooring, refreshed bathrooms, stainless steel kitchen appliances, neutral finishes, and bright open living areas.
The property is located at 2508 Yale Avenue in Sanford, near downtown, shopping, dining, major highways, Sanford-Orlando Airport, and the waterfront. A large lot with mature trees and a front porch adds outdoor character, and the property is situated outside a flood zone. The layout supports a range of ownership arrangements, including occupying one residence while leasing the other or maintaining both as rental units.
The property is located at 2508 Yale Avenue in Sanford, near downtown, shopping, dining, major highways, Sanford-Orlando Airport, and the waterfront. A large lot with mature trees and a front porch adds outdoor character, and the property is situated outside a flood zone. The layout supports a range of ownership arrangements, including occupying one residence while leasing the other or maintaining both as rental units.
Key Highlights
- 2,096‑square‑foot duplex with two separate residential units
- Lower unit includes 2 bedrooms and 2 baths and is currently tenant occupied
- Upper unit offers 2 bedrooms and 1 bath and is vacant
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
$27,955
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
8.22%
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%
$559,100
$559.1K
Cap Rate 7%
$399,357
$399.4K
Cap Rate 9%
$310,611
$310.6K
Market Conditions
NOI Build-Up for 2,096 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
$42.8K $20.40/SF
− Vacancy
−$2.8K −$1.35/SF
EGI
$39.9K $19.05/SF
− OpEx
−$12.0K −$5.72/SF
NOI
$28.0K $13.34/SF
Area
Seminole 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%
$559,100
Cap Rate 7%
$399,357
Cap Rate 9%
$310,611
Alternative Uses
Best Use
Multifamily LT 5
$399.4K
$349.4K – $465.9K
NOI $27,955 @ 7.0% cap · market cap 8.22%
Second Best
Apartment 5plus
$367.7K
$321.7K – $429.0K
NOI $25,739 @ 7.0% cap · market cap 7.57%
Theoretical Best
Office A
$596.5K
$521.9K – $695.9K
NOI $41,752 @ 7.0% cap · market cap 12.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
264
Businesses Nearby
Explore this area
Business Placement
Demographics for 32773, FL
33,990
Population
13,402
Households
2.5
Avg Household Size
36
Median Age
24%
College-Educated
88%
High-School Grad
27.6 sq mi
ZIP Area
1,232
Density / Sq Mi
$63,496
Median Household Income
$40,479
Median Earnings
$1,482
Median Rent
$259,600
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 - Updated interiors, stainless steel appliances, and a tenant-occupied unit support flexible duplex use.
Where is this duplex located?
The property is located at 2508 Yale Avenue Sanford, 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: 2,096‑square‑foot duplex with two separate residential units; Lower unit includes 2 bedrooms and 2 baths and is currently tenant occupied; Upper unit offers 2 bedrooms and 1 bath and is vacant
