Two-Bedroom Duplex
For Sale
$235,000
2712 TORTOISE CV, Winter Park, FL 32792
Residential, WINTER PARK, FL
Property Size924 SF
Lot Size0.13 Acres
Price / SF$254.33
Days on Market76
Property Features for 2712 TORTOISE CV
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-2
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Dining Room
Parking features
Driveway
Pets allowed
Yes
Interior features
Open Floorplan
Appliances
Electric Water Heater, Range, Refrigerator
Subdivision
SLOVAK VILLAGE
Elementary school
Eastbrook Elementary
Middle school
Tuskawilla Middle
High school
Lake Howell High
Directions
From Hwy 436 and Howeell Branch Road..head east then turn right on Moyses Road.then left on Tortoise Cove to 2712 Tortoise Cove
Standard status
Active
APN
34-21-30-501-0A00-0030
Size
924 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 3 (LESS S 125 FT & E 10 FT & W 38.9 FT & RD) BLK A SLOVAK VILLAGE PB 8 PG 15 INFO: 0A00-003B CUT
Tax Annual Amount
2442
Legal Description
LOT 3 (LESS S 125 FT & E 10 FT & W 38.9 FT & RD) BLK A SLOVAK VILLAGE PB 8 PG 15 INFO: 0A00-003B CUT
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1981
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Stucco, Frame
Roof type
Shingle
Listing Agency:
CHARLES RUTENBERG REALTY ORLANDO
(407) 622-2122
Listed By:
Lisa Wright
(321) 231-3141
Added: Jun 22
Changed: Sep 1
Last Checked: Sep 5 at 8:06AM
MLS# O6419150
Copyright © 2026 Stellar MLS. 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 924-square-foot half-duplex residence offers two bedrooms, one bathroom, a dining room, and an open floor plan. Interior features include ceramic tile flooring, central air conditioning, electric heat, an electric water heater, range, and refrigerator. The property also includes a single-car garage and driveway parking. Built in 1981, the home has stucco and frame construction with a shingle roof that was replaced in 2025.
The property sits on a 0.13-acre lot in Winter Park and is served by public water and a septic tank. R-2 zoning and the absence of an HOA provide key ownership details for evaluating the residence.
The property sits on a 0.13-acre lot in Winter Park and is served by public water and a septic tank. R-2 zoning and the absence of an HOA provide key ownership details for evaluating the residence.
Key Highlights
- 924 square feet with two bedrooms and one bathroom
- Half‑duplex residence on a 0.13‑acre lot
- Single‑car garage plus driveway parking
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
$12,324
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
5.24%
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%
$246,480
$246.5K
Cap Rate 7%
$176,057
$176.1K
Cap Rate 9%
$136,933
$136.9K
Market Conditions
NOI Build-Up for 924 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
$18.8K $20.40/SF
− Vacancy
−$1.2K −$1.35/SF
EGI
$17.6K $19.05/SF
− OpEx
−$5.3K −$5.72/SF
NOI
$12.3K $13.34/SF
Area
Orange 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%
$246,480
Cap Rate 7%
$176,057
Cap Rate 9%
$136,933
Alternative Uses
Best Use
Multifamily LT 5
$176.1K
$154.1K – $205.4K
NOI $12,324 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$162.1K
$141.8K – $189.1K
NOI $11,347 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$262.9K
$230.1K – $306.8K
NOI $18,406 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
486
Businesses Nearby
Explore this area
Business Placement
Demographics for 32792, FL
51,376
Population
24,169
Households
2.1
Avg Household Size
36
Median Age
42%
College-Educated
91%
High-School Grad
12.1 sq mi
ZIP Area
4,246
Density / Sq Mi
$66,176
Median Household Income
$39,326
Median Earnings
$1,612
Median Rent
$343,500
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 - Open-plan residence with ceramic tile flooring, central air, and no HOA.
Where is this duplex located?
The property is located at 2712 TORTOISE CV Winter Park, FL.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 924 square feet with two bedrooms and one bathroom; Half‑duplex residence on a 0.13‑acre lot; Single‑car garage plus driveway parking
