Renovated Duplex with Two
For Sale
$329,000
264 Laws Ln, Ormond Beach, FL 32174
Two updated residences provide flexible occupancy options in an Ormond Beach setting near the beach.
Property Size1,266 SF
Price / SF$259.87
Days on Market16
Property Features for 264 Laws Ln
General Information
Standard status
Active
Size
1,266 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Building Details
Year Built
1964
Listing Agency:
Daytona Beach Realty Corp
Listed By:
Ron Wysocarski
(386) 871-7697
Source:
Ronsellsthebeach
Added: Sep 9
Changed: Sep 23
Last Checked: Sep 24 at 9:48AM
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 Daytona Beach Realty Corp
Investment Insights
Based on property information with market context.
This duplex contains two 2-bedroom, 1-bath residences within a 1,266-square-foot property built in 1964. Both units have received extensive updates, including new roofs, windows, air-conditioning systems, flooring, interior and exterior paint, kitchens, bathrooms, and electrical panels. The improvements create separate, move-in-ready living spaces with updated major systems.
Located at 264 Laws Ln in Ormond Beach, the property is just minutes from the beach. The two-unit configuration supports separate household use, multigenerational living, or occupancy of one residence while the other is rented, as supported by the property's layout.
Located at 264 Laws Ln in Ormond Beach, the property is just minutes from the beach. The two-unit configuration supports separate household use, multigenerational living, or occupancy of one residence while the other is rented, as supported by the property's layout.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- 1,266‑square‑foot duplex built in 1964
- New roofs, windows, and A/C systems
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
$11,106
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
3.38%
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%
$222,120
$222.1K
Cap Rate 7%
$158,657
$158.7K
Cap Rate 9%
$123,400
$123.4K
Market Conditions
NOI Build-Up for 1,266 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
$17.6K $13.92/SF
− Vacancy
−$1.8K −$1.39/SF
EGI
$15.9K $12.53/SF
− OpEx
−$4.8K −$3.76/SF
NOI
$11.1K $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%
$222,120
Cap Rate 7%
$158,657
Cap Rate 9%
$123,400
Alternative Uses
Best Use
Multifamily LT 5
$158.7K
$138.8K – $185.1K
NOI $11,106 @ 7.0% cap · market cap 3.38%
Second Best
Apartment 5plus
$137.8K
$120.6K – $160.8K
NOI $9,647 @ 7.0% cap · market cap 2.93%
Theoretical Best
Office A
$373.3K
$326.6K – $435.5K
NOI $26,130 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
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
Check the figures for this property
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 updated residences provide flexible occupancy options in an Ormond Beach setting near the beach.
Where is this duplex located?
The property is located at 264 Laws Ln Ormond Beach, FL.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; 1,266‑square‑foot duplex built in 1964; New roofs, windows, and A/C systems
