Maintained Duplex with Metal
For Sale
$549,900
2533 S Fern Creek Ave, Orlando, FL 32806
Two separately metered residences offer tiled interiors, private laundry rooms, and fenced outdoor areas.
Property Size1,772 SF
Price / SF$310.33
Days on Market8
Property Features for 2533 S Fern Creek Ave
General Information
Standard status
Active
Size
1,772 SF
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Amenities
separate laundry room
yard
fully fenced
Building Details
Year Built
1985
Listing Agency:
BEAR TEAM REAL ESTATE
Listed By:
Bethanne Baer · License #553431
(407) 375-3321
Source:
Globalsapphirerealty
Added: Sep 15
Last Checked: Sep 21 at 11:23AM
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 BEAR TEAM REAL ESTATE
Investment Insights
Based on property information with market context.
Built in 1985, this 1,772-square-foot duplex contains two attached residences with separate utility metering. Each unit features tile flooring, a kitchen equipped with a refrigerator, range, and microwave, plus its own laundry room and fenced yard. Metal roofing and well-maintained interiors add to the property’s practical configuration.
The property is located at 2533 S Fern Creek Ave in Orlando, within the Sodo area. City sewer is available, while the units currently use septic tanks. The two residences connect at the utility area, providing separation between living spaces while maintaining a shared duplex structure.
The property is located at 2533 S Fern Creek Ave in Orlando, within the Sodo area. City sewer is available, while the units currently use septic tanks. The two residences connect at the utility area, providing separation between living spaces while maintaining a shared duplex structure.
Key Highlights
- 1,772‑square‑foot duplex built in 1985
- Separate utility meters for each unit
- Metal roofs and tile flooring throughout
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
$25,140
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
4.57%
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%
$502,800
$502.8K
Cap Rate 7%
$359,143
$359.1K
Cap Rate 9%
$279,333
$279.3K
Market Conditions
NOI Build-Up for 1,772 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
$38.3K $21.60/SF
− Vacancy
−$2.4K −$1.33/SF
EGI
$35.9K $20.27/SF
− OpEx
−$10.8K −$6.08/SF
NOI
$25.1K $14.19/SF
Area
Orlando, FL
Vacancy
6.17%
Lease Rate
$21.60 /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%
$502,800
Cap Rate 7%
$359,143
Cap Rate 9%
$279,333
Alternative Uses
Best Use
Multifamily LT 5
$359.1K
$314.3K – $419.0K
NOI $25,140 @ 7.0% cap · market cap 4.57%
Second Best
Apartment 5plus
$328.1K
$287.1K – $382.7K
NOI $22,964 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$570.8K
$499.5K – $666.0K
NOI $39,958 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
846
Businesses Nearby
Explore this area
Business Placement
Demographics for 32806, FL
26,582
Population
12,529
Households
2.1
Avg Household Size
40
Median Age
55%
College-Educated
95%
High-School Grad
6.8 sq mi
ZIP Area
3,909
Density / Sq Mi
$86,653
Median Household Income
$54,012
Median Earnings
$1,500
Median Rent
$415,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered residences offer tiled interiors, private laundry rooms, and fenced outdoor areas.
Where is this duplex located?
The property is located at 2533 S Fern Creek Ave Orlando, FL.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 1,772‑square‑foot duplex built in 1985; Separate utility meters for each unit; Metal roofs and tile flooring throughout
