Duplex with Separate Backyard
For Sale
$509,000
2816 HARGILL Drive, Orlando, FL 32806
MULTI_FAMILY - ORLANDO, FL
Property Size1,163 SF
Lot Size0.22 Acres
Price / SF$437.66
Days on Market242
Property Features for 2816 HARGILL Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
R-1A
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2
Interior features
Ceiling Fans(s)
Exterior features
Private Mailbox
Appliances
Refrigerator
Subdivision
ARDMORE MANOR
Elementary school
Lake Como Elem
Middle school
Lake Como School K-8
High school
Boone High
Directions
From I-4 East or West Take Exit 84 onto Curry Ford Road (State Road 552). Head east on Curry Ford Road. Turn right onto South Crystal Lake Drive. Then turn left onto Hargill Drive. The home will be on the left-hand side.
Standard status
Active
APN
31-22-30-0252-02-040
Size
1,163 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ARDMORE MANOR T/93 LOT 4 BLK B
Tax Annual Amount
5300
Legal Description
ARDMORE MANOR T/93 LOT 4 BLK B
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Number of units
2
Flooring type
Wood
Building materials
Block
Roof type
Shingle
Listing Agency:
FRE ASSOCIATES LLC
(407) 367-5701
Listed By:
Tony Scott · License #655005
(321) 278-0433
Added: Dec 17, 2025
Changed: Aug 13
Last Checked: Aug 16 at 8:06PM
MLS# O6368178
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 duplex includes a main home plus a separate backyard accessory dwelling unit (ADU). The main home features two bedrooms, one bathroom, and a bonus room, while the backyard ADU is a separate 1-bedroom, 1-bathroom unit with its own bonus room. The electric is separately metered, and the property is described as totaling three bedrooms and two bathrooms across both units, with a total of 1,600 square feet.
The home was built in 1954 and constructed with block materials. Updates called out include brand-new flooring throughout, a modern kitchen, a fully remodeled bathroom, and fresh interior and exterior paint. The home includes central heating and central air, ceiling fans, and a refrigerator. Cable is available, and services include public water and public sewer, with a shingle roof and private mailbox.
With two separate living areas and an ADU configuration, this property may support a variety of rental or multi-generational setups while keeping day-to-day utilities separately metered for each unit.
The home was built in 1954 and constructed with block materials. Updates called out include brand-new flooring throughout, a modern kitchen, a fully remodeled bathroom, and fresh interior and exterior paint. The home includes central heating and central air, ceiling fans, and a refrigerator. Cable is available, and services include public water and public sewer, with a shingle roof and private mailbox.
With two separate living areas and an ADU configuration, this property may support a variety of rental or multi-generational setups while keeping day-to-day utilities separately metered for each unit.
Key Highlights
- Duplex with separate 1‑bedroom ADU in the backyard
- Main home includes two bedrooms, one bathroom, plus a bonus room
- Separate electric meter for the ADU and main home
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
$16,500
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
3.24%
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%
$330,000
$330.0K
Cap Rate 7%
$235,714
$235.7K
Cap Rate 9%
$183,333
$183.3K
Market Conditions
NOI Build-Up for 1,163 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
$25.1K $21.60/SF
− Vacancy
−$1.5K −$1.33/SF
EGI
$23.6K $20.27/SF
− OpEx
−$7.1K −$6.08/SF
NOI
$16.5K $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%
$330,000
Cap Rate 7%
$235,714
Cap Rate 9%
$183,333
Alternative Uses
Best Use
Multifamily LT 5
$235.7K
$206.3K – $275.0K
NOI $16,500 @ 7.0% cap · market cap 3.24%
Second Best
Apartment 5plus
$215.3K
$188.4K – $251.2K
NOI $15,071 @ 7.0% cap · market cap 2.96%
Theoretical Best
Office A
$374.6K
$327.8K – $437.1K
NOI $26,225 @ 7.0% cap · market cap 5.15%
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
525
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
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 - Duplex with a separate backyard 1-bedroom ADU and private electric meter, with updated interior finishes throughout.
Where is this duplex located?
The property is located at 2816 HARGILL Drive Orlando, FL.
What is the asking price?
The asking price for this property is $509,000.
What are key features of this property?
This property features: Duplex with separate 1‑bedroom ADU in the backyard; Main home includes two bedrooms, one bathroom, plus a bonus room; Separate electric meter for the ADU and main home
