Renovated Duplex with Updated
New
For Sale
$329,000
264 Laws Lane, Ormond Beach, FL 32174
Residential Income, Ormond Beach, FL
Property Size1,266 SF
Lot Size0.15 Acres
Price / SF$259.87
Days on Market1
Property Features for 264 Laws Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 1, Bedroom 4
Parking features
Assigned
Appliances
Refrigerator, Electric Range, Dishwasher
Directions
From W Granada Blvd heading east turn right on S Yonge St and then turn left on Laws Lane. The subject property will be on the left.
Subdivision
41 - LPGA to Granada, E of Nova
Standard status
Active
APN
4241-08-02-0220
Size
1,266 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 22 BLK 2 LIBERIA ORMOND PER OR 2759 PG 1930 PER OR 2759 PG 1931 PER OR 8806 PG 4230 PER OR 8836 PG 1967
Tax Annual Amount
1716
Legal Description
LOT 22 BLK 2 LIBERIA ORMOND PER OR 2759 PG 1930 PER OR 2759 PG 1931 PER OR 8806 PG 4230 PER OR 8836 PG 1967
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1964
Floors in Building
2
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
Non-MLS or Out of Area
Listed By:
Non-Member Non-Member Out Of Area
Added: Sep 8
Last Checked: Sep 8 at 8:06PM
MLS# 1230559
Copyright © 2026 Daytona Beach Area Association of Realtors. 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 duplex contains two residences, each arranged with two bedrooms and one bathroom, within 1,266 square feet on a 0.15-acre lot. Renovation work includes new roofs, windows, flooring, interior and exterior paint, kitchens, bathrooms, air-conditioning systems, and electrical panels. The 1964 block construction includes central heating and central air, assigned parking, public water, and a shingle roof. Refrigerators, electric ranges, and dishwashers are included.
The property is located in Ormond Beach, near the beach. Its separate-unit layout supports several occupancy configurations identified for the property, including leasing both residences, occupying one while leasing the other, or maintaining distinct spaces for household members or guests.
The property is located in Ormond Beach, near the beach. Its separate-unit layout supports several occupancy configurations identified for the property, including leasing both residences, occupying one while leasing the other, or maintaining distinct spaces for household members or guests.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- 1,266 square feet on a 0.15‑acre lot
- Renovations include roofs, windows, flooring, kitchens, bathrooms, HVAC, and electrical panels
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
Property Profile
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
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 - Two separately configured residences offer flexible occupancy for rental, household, or guest arrangements near the beach.
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 $329,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; 1,266 square feet on a 0.15‑acre lot; Renovations include roofs, windows, flooring, kitchens, bathrooms, HVAC, and electrical panels
