Remodeled Two-Bedroom
New
For Sale
$468,000
504 BLACKBIRD LANE #B, Poinciana, FL 34759
New cabinetry, included appliances, and a private garage add practical functionality.
Property Size1,816 SF
Price / SF$257.71
Days on Market5
Property Features for 504 BLACKBIRD LANE #B
General Information
Standard status
Active
Size
1,816 SF
Total Parking Spaces
1
Property subtype
Half Duplex
Units
Unit Mix
2BR/1.5BA
Multifamily Units
1
Building Details
Year Built
1986
Listing Agency:
LOKATION
(954) 545-5583
Listed By:
Maria Lopez · License #3434537
(904) 687-7876
Source:
Endlesssummerrealty
Added: Sep 4
Changed: Sep 7
Last Checked: Sep 7 at 2:32PM
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 LOKATION
Investment Insights
Based on property information with market context.
This half-duplex in Poinciana was remodeled inside and out with fresh interior and exterior paint and new laminate flooring throughout. The layout includes 2 bedrooms, 1.5 bathrooms, and a private 1-car garage. The kitchen has new cabinets and includes appliances, providing an updated functional area for daily use.
Built in 1986, the property is located near local schools, major roadways, and daily amenities. The home also carries a $0 annual HOA fee, supporting a straightforward ownership structure for a residential income property or personal residence.
Built in 1986, the property is located near local schools, major roadways, and daily amenities. The home also carries a $0 annual HOA fee, supporting a straightforward ownership structure for a residential income property or personal residence.
Key Highlights
- Remodeled interior and exterior with fresh paint
- 2 bedrooms and 1.5 bathrooms
- New laminate flooring throughout
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
$17,201
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
3.68%
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%
$344,020
$344.0K
Cap Rate 7%
$245,729
$245.7K
Cap Rate 9%
$191,122
$191.1K
Market Conditions
NOI Build-Up for 1,816 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
$33.3K $18.36/SF
− Vacancy
−$2.1K −$1.14/SF
EGI
$31.3K $17.22/SF
− OpEx
−$14.1K −$7.75/SF
NOI
$17.2K $9.47/SF
Area
Polk County, FL
Vacancy
6.20%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$344,020
Cap Rate 7%
$245,729
Cap Rate 9%
$191,122
Alternative Uses
Best Use
Apartment 5plus
$245.7K
$215.0K – $286.7K
NOI $17,201 @ 7.0% cap · market cap 3.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$436.4K
$381.9K – $509.1K
NOI $30,548 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
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?
Multifamily property - New cabinetry, included appliances, and a private garage add practical functionality.
Where is this multifamily property located?
The property is located at 504 BLACKBIRD LANE #B Poinciana, FL.
What is the asking price?
The asking price for this property is $468,000.
What are key features of this property?
This property features: Remodeled interior and exterior with fresh paint; 2 bedrooms and 1.5 bathrooms; New laminate flooring throughout
