Updated Quadplex on Corner
For Sale
$650,000
5452 Playa Way, Jacksonville, FL 32211
Four residences feature two-bedroom layouts, private bathrooms, and washer/dryer hookups.
Property Size4,040 SF
Lot Size0.22 Acres
Price / SF$160.89
Days on Market77
Property Features for 5452 Playa Way
General Information
Standard status
Active
Size
4,040 SF
Lot size
0.22 Acres
Property subtype
Multi-Family
Occupancy
75%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Public Transit
Yes
Amenities
in-unit washer/dryer hookups
Building Details
Year Built
1957
Listing Agency:
COLDWELL BANKER ANABASIS REALTY
(843) 301-6486
Listed By:
TREY HAGINS
Source:
Jacksonvilleflhomeguide
Added: Jun 14
Changed: Aug 28
Last Checked: Aug 28 at 12:20PM
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 COLDWELL BANKER ANABASIS REALTY
Investment Insights
Based on property information with market context.
This four-unit residential property contains approximately 4,040 square feet on a 0.22-acre corner parcel. Each residence is configured with two bedrooms and one bathroom, along with in-unit washer/dryer hookups. Recent improvements include new flooring, refreshed countertops, and newer appliances across the units. Covered carport parking and street parking are available for residents.
Three of the four units are currently leased, while one unit is vacant. The property is within walking distance of Town & Country Shopping Center and a major bus line, providing nearby retail access and public transportation. Built in 1957, the quadplex offers a combination of updated interiors, established occupancy, and a residential income configuration.
Three of the four units are currently leased, while one unit is vacant. The property is within walking distance of Town & Country Shopping Center and a major bus line, providing nearby retail access and public transportation. Built in 1957, the quadplex offers a combination of updated interiors, established occupancy, and a residential income configuration.
Key Highlights
- Four‑unit property with approximately 4,040 SF
- 0.22‑acre corner lot with covered carport and street parking
- Three of four units currently leased; one unit is vacant
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
$37,934
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
5.84%
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%
$758,680
$758.7K
Cap Rate 7%
$541,914
$541.9K
Cap Rate 9%
$421,489
$421.5K
Market Conditions
NOI Build-Up for 4,040 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
$59.6K $14.76/SF
− Vacancy
−$5.4K −$1.35/SF
EGI
$54.2K $13.41/SF
− OpEx
−$16.3K −$4.02/SF
NOI
$37.9K $9.39/SF
Area
Jacksonville, FL
Vacancy
9.12%
Lease Rate
$14.76 /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%
$758,680
Cap Rate 7%
$541,914
Cap Rate 9%
$421,489
Alternative Uses
Best Use
Multifamily LT 5
$541.9K
$474.2K – $632.2K
NOI $37,934 @ 7.0% cap · market cap 5.84%
Second Best
Apartment 5plus
$427.0K
$373.6K – $498.2K
NOI $29,889 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$1.11M
$968.4K – $1.29M
NOI $77,471 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Location Intelligence
Trade Area within ½ mile
737
Businesses Nearby
Explore this area
Business Placement
Demographics for 32211, FL
34,168
Population
15,250
Households
2.2
Avg Household Size
36
Median Age
20%
College-Educated
89%
High-School Grad
8.2 sq mi
ZIP Area
4,167
Density / Sq Mi
$55,208
Median Household Income
$33,993
Median Earnings
$1,104
Median Rent
$208,900
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 - Four residences feature two-bedroom layouts, private bathrooms, and washer/dryer hookups.
Where is this quadplex located?
The property is located at 5452 Playa Way Jacksonville, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Four‑unit property with approximately 4,040 SF; 0.22‑acre corner lot with covered carport and street parking; Three of four units currently leased; one unit is vacant
