Renovated Duplex with
For Sale
$339,900
5135-5129 UPSON AVENUE, De Leon Springs, FL 32130
Two rented residences feature updated interiors, separate carports, and flexible month-to-month tenancy terms.
Property Size1,896 SF
Price / SF$179.27
Days on Market56
Property Features for 5135-5129 UPSON AVENUE
General Information
Standard status
Active
Size
1,896 SF
Property subtype
Half Duplex
Occupancy
100%
Land
Land Use
residential
Subdividable
Yes
Additional Details
Outdoor Storage
Yes
Amenities
covered carport
RV/boat/trailer parking
0.5 acres
Shingle
Septic Tank
Additional parcels description:, Parcel Number: 69-43-01-09-00-0010, Public Survey Range: 29, Public Survey Section: 43, Annual Amount: $3,036, Tax Block: 9, Tax Book Number: 1-37, Legal Description: 43-16-29 LOTS 1 3 5 & N 8 FT OF LOT 7 BLK 9 MAP OF DELEON SPRINGS PB 1 PG 37 MB 12 PG 46 PER OR 7135 PG 164 PER OR 7777 PG 4633, Lot: 7, Year: 2025, Zoning: 01R4
Terrazzo
Central Air, Wall/Window Unit(s)
Ductless
Listing ID: MFRO6428518, Standard Status: Active, MLS Status: Active, Property Subtype: Half Duplex, On market as of 2026-07-31, 25 days on market, Special Conditions: None
1 carport space
5 total bedrooms
Built in 1957, Living area: 1896, Living area units: Square Feet, Building faces West, Levels: One, Construction Materials: Block
Subdivision: BEARDSLEYS DELEON SPGS, MLS Area (Major): 32130 - Deleon Springs, County/Parish: Volusia
4 total bathrooms, 2 full bathrooms, 2 half bathrooms
Water Source: Well
Slab
Road Surface: Asphalt
Refrigerator
Building Details
Year Built
1957
Buildings
1
Tenancy
Multi
Listing Agency:
STOCKWORTH REALTY GROUP
(407) 909-5900
Listed By:
Oliver Alfaro · License #3650659
(805) 206-9638
Source:
Miharaandassociates
Added: Jul 31
Changed: Sep 23
Last Checked: Sep 24 at 9:58AM
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 STOCKWORTH REALTY GROUP
Investment Insights
Based on property information with market context.
This 1,896-square-foot duplex, built in 1957, includes two separate residences with practical layouts. One unit has 2 bedrooms and 1 bathroom, while the other offers 3 bedrooms, 1 bathroom, and a 13' x 15' bonus room. Each residence includes a covered carport, and both are currently occupied under month-to-month rental terms.
Recent improvements include a new HVAC system, new flooring, fresh interior paint, kitchen cabinetry, ceiling fans, and a new stove. The property also provides room for RV, boat, or trailer parking. It is located 7 miles north of DeLand and near the St. Johns River, with access to fishing and outdoor recreation.
Recent improvements include a new HVAC system, new flooring, fresh interior paint, kitchen cabinetry, ceiling fans, and a new stove. The property also provides room for RV, boat, or trailer parking. It is located 7 miles north of DeLand and near the St. Johns River, with access to fishing and outdoor recreation.
Key Highlights
- 1,896‑square‑foot duplex with two separate rental units
- Unit mix includes 2 bedrooms and 1 bathroom, plus 3 bedrooms and 1 bathroom
- Second unit includes a 13' x 15' bonus room
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
$16,633
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
4.89%
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%
$332,660
$332.7K
Cap Rate 7%
$237,614
$237.6K
Cap Rate 9%
$184,811
$184.8K
Market Conditions
NOI Build-Up for 1,896 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
$26.4K $13.92/SF
− Vacancy
−$2.6K −$1.39/SF
EGI
$23.8K $12.53/SF
− OpEx
−$7.1K −$3.76/SF
NOI
$16.6K $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%
$332,660
Cap Rate 7%
$237,614
Cap Rate 9%
$184,811
Alternative Uses
Best Use
Multifamily LT 5
$237.6K
$207.9K – $277.2K
NOI $16,633 @ 7.0% cap · market cap 4.89%
Second Best
Apartment 5plus
$206.4K
$180.6K – $240.8K
NOI $14,448 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$559.0K
$489.2K – $652.2K
NOI $39,133 @ 7.0% cap · market cap 11.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
Explore this area
Business Placement
Demographics for 32130, FL
5,485
Population
2,082
Households
2.6
Avg Household Size
45
Median Age
23%
College-Educated
89%
High-School Grad
94.6 sq mi
ZIP Area
58
Density / Sq Mi
$59,288
Median Household Income
$35,647
Median Earnings
$1,181
Median Rent
$269,900
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two rented residences feature updated interiors, separate carports, and flexible month-to-month tenancy terms.
Where is this duplex located?
The property is located at 5135-5129 UPSON AVENUE De Leon Springs, FL.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: 1,896‑square‑foot duplex with two separate rental units; Unit mix includes 2 bedrooms and 1 bathroom, plus 3 bedrooms and 1 bathroom; Second unit includes a 13' x 15' bonus room
