Daytona Beachside Fourplex For
For Sale
$449,900
312 FRANCES, Daytona Beach, FL 32118
Fourplex near the beach with income potential.
Property Size2,220 SF
Days on Market128
Property Features for 312 FRANCES
General Information
Standard status
Active
Size
2,220 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$7,171
Building Details
Building Size
2,220 SF
Year Built
1918
Listing Agency:
NEXT GEN REALTY
(386) 212-6537
Listed By:
Doris Yount · License #482522
(386) 212-6537
Source:
Elliman
Added: Apr 24
Changed: Aug 28
Last Checked: Aug 29 at 10:19AM
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 NEXT GEN REALTY
Investment Insights
Based on property information with market context.
This fourplex is located in Daytona Beachside on a large corner lot. The property features one three-bedroom unit, one one-bedroom unit upstairs, and two studio apartments with kitchens. There are currently two long-term tenants. Additional income can be generated from storage sheds. The property is located a short walk from both the beach and the intracoastal waterway. There is one meter for all four units, and a community washer and dryer are available. The property has a bike score of 46, indicating it is somewhat bikeable, a walk score of 50, indicating car dependence, and a transit score of 28, indicating some transit options.
Key Highlights
- 4‑Plex Multi‑Family Property: Live in the 3‑bedroom unit and rent out the others.
- Income Potential: Includes long‑term tenants and extra income from storage sheds.
- Prime Location: Short walk to the beach and the Intracoastal Waterway.
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
$19,475
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
4.33%
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%
$389,500
$389.5K
Cap Rate 7%
$278,214
$278.2K
Cap Rate 9%
$216,389
$216.4K
Market Conditions
NOI Build-Up for 2,220 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
$30.9K $13.92/SF
− Vacancy
−$3.1K −$1.39/SF
EGI
$27.8K $12.53/SF
− OpEx
−$8.3K −$3.76/SF
NOI
$19.5K $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%
$389,500
Cap Rate 7%
$278,214
Cap Rate 9%
$216,389
Alternative Uses
Best Use
Multifamily LT 5
$278.2K
$243.4K – $324.6K
NOI $19,475 @ 7.0% cap · market cap 4.33%
Second Best
Apartment 5plus
$241.7K
$211.5K – $281.9K
NOI $16,916 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$654.6K
$572.8K – $763.7K
NOI $45,821 @ 7.0% cap · market cap 10.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
171
Businesses Nearby
Explore this area
Business Placement
Demographics for 32118, FL
17,906
Population
16,390
Households
1.1
Avg Household Size
58
Median Age
31%
College-Educated
94%
High-School Grad
4.2 sq mi
ZIP Area
4,263
Density / Sq Mi
$60,418
Median Household Income
$36,153
Median Earnings
$1,283
Median Rent
$339,500
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?
Quadplex - Fourplex near the beach with income potential.
Where is this quadplex located?
The property is located at 312 FRANCES Daytona Beach, FL.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 4‑Plex Multi‑Family Property: Live in the 3‑bedroom unit and rent out the others.; Income Potential: Includes long‑term tenants and extra income from storage sheds.; Prime Location: Short walk to the beach and the Intracoastal Waterway.
