Two-Story Duplex with Separate
For Sale
Contact for pricing
Pending
264 Laws Lane, Ormond Beach, FL 32174
Four-bedroom configuration includes kitchens, living areas, and baths in both residences.
Property Size1,330 SF
Days on Market147
Property Features for 264 Laws Lane
General Information
Standard status
Pending
Size
1,330 SF
Property subtype
Multifamily, Land
Property Condition
Severity
Repairs Needed
Evidence
in need of repairs
Units
Unit Mix
2 x 2BR
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
1964
Stories
2
Units
2
Listing Agency:
RPJ Realty LLC
(386) 212-9156
Listed By:
Erica Johnson
Source:
Crexi
Added: Apr 8
Changed: Aug 30
Last Checked: Sep 1 at 12:42AM
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 RPJ Realty LLC
Investment Insights
Based on property information with market context.
This 1,330-square-foot duplex, built in 1964, contains two distinct residences arranged across two levels. Each unit has its own kitchen, living area, bedrooms, and bathroom. The lower residence includes living, dining, and kitchen areas along with two bedrooms, while the upper residence offers a separate exterior entrance leading to an interior stairway and includes two bedrooms.
The property is located at 264 Laws Lane in Ormond Beach, near shopping and dining. It is being offered as-is and requires repairs, including a new roof and updates throughout. The two-unit layout supports residential rental use, house-hacking, or a renovation project.
The property is located at 264 Laws Lane in Ormond Beach, near shopping and dining. It is being offered as-is and requires repairs, including a new roof and updates throughout. The two-unit layout supports residential rental use, house-hacking, or a renovation project.
Key Highlights
- Two‑story duplex with separate upper and lower residences
- 1,330 square feet on a 0.??
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
$11,667
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
6.67%
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%
$233,340
$233.3K
Cap Rate 7%
$166,671
$166.7K
Cap Rate 9%
$129,633
$129.6K
Market Conditions
NOI Build-Up for 1,330 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
$18.5K $13.92/SF
− Vacancy
−$1.8K −$1.39/SF
EGI
$16.7K $12.53/SF
− OpEx
−$5.0K −$3.76/SF
NOI
$11.7K $8.77/SF
Area
Volusia County, FL
Vacancy
9.97%
Lease Rate
$13.92 /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%
$233,340
Cap Rate 7%
$166,671
Cap Rate 9%
$129,633
Alternative Uses
Best Use
Multifamily LT 5
$166.7K
$145.8K – $194.5K
NOI $11,667 @ 7.0% cap · market cap 6.67%
Second Best
Apartment 5plus
$144.8K
$126.7K – $168.9K
NOI $10,135 @ 7.0% cap · market cap 5.79%
Theoretical Best
Office A
$392.2K
$343.1K – $457.5K
NOI $27,451 @ 7.0% cap · market cap 15.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,151
Businesses Nearby
Explore this area
Business Placement
Demographics for 32174, FL
53,097
Population
26,303
Households
2
Avg Household Size
55
Median Age
33%
College-Educated
93%
High-School Grad
125.4 sq mi
ZIP Area
423
Density / Sq Mi
$67,817
Median Household Income
$41,452
Median Earnings
$1,316
Median Rent
$315,100
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 - Four-bedroom configuration includes kitchens, living areas, and baths in both residences.
Where is this duplex located?
The property is located at 264 Laws Lane Ormond Beach, FL.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Two‑story duplex with separate upper and lower residences; 1,330 square feet on a 0.??
