Single-Story Beachside
For Sale
Under Contract
$369,000
7 CYPRESS Circle, Ormond Beach, FL 32176
Residential Income, ORMOND BEACH, FL
Property Size1,350 SF
Lot Size0.29 Acres
Price / SF$273.33
Days on Market165
Property Features for 7 CYPRESS Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
13R4
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 4, Bathroom 2, Dining Room, Bathroom 1, Bedroom 2, Bedroom 3
Interior features
Ceiling Fans(s), Living Room/Dining Room Combo, Open Floorplan, Primary Bedroom Main Floor, Thermostat
Exterior features
Lighting, Private Mailbox, Private Yard, Sidewalk
Subdivision
ELLINOR VILLAGE
Directions
I-4 E to Ormond Beach. Take exit 268 from I-95 N Continue on FL-40 E/W Granada Blvd. Drive to Cypress Cir
Standard status
Active Under Contract
APN
4223-02-06-0050
Size
1,350 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 5 BLK F ELLINOR VILLAGE MB 11 PG 192 PER OR 4744 PGS 2380-2381 PER OR 6567 PG 1319
Tax Annual Amount
3907
Legal Description
LOT 5 BLK F ELLINOR VILLAGE MB 11 PG 192 PER OR 4744 PGS 2380-2381 PER OR 6567 PG 1319
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1949
Building materials
Brick
Roof type
Shingle
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
Matt White · License #3106449
(407) 758-3166
Added: Apr 14
Changed: Sep 25
Last Checked: Sep 25 at 5:06PM
MLS# O6399865
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 1949 duplex contains two single-story residences, each with 2 bedrooms and 1 full bathroom. Both units include private in-unit laundry, open living and dining areas, central air, electric heat, and public water and sewer. The property has brick construction, a shingle roof, tile flooring in the main living spaces, luxury vinyl plank flooring in the bedrooms, upgraded electrical, and fresh exterior paint. One HVAC system was replaced in 2024.
The 0.29-acre property is located three blocks from the shoreline in Ormond Beach. Sidewalks, private yard space, exterior lighting, and private mailboxes serve the property. The units are occupied under month-to-month leases, with tenants paying electric while the landlord covers water. Zoning is 13R4.
The 0.29-acre property is located three blocks from the shoreline in Ormond Beach. Sidewalks, private yard space, exterior lighting, and private mailboxes serve the property. The units are occupied under month-to-month leases, with tenants paying electric while the landlord covers water. Zoning is 13R4.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 full bathroom per unit
- 0.29‑acre property with 1,350 square feet of building area
- Three blocks from the shoreline in Ormond Beach
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
$11,843
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
3.21%
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%
$236,860
$236.9K
Cap Rate 7%
$169,186
$169.2K
Cap Rate 9%
$131,589
$131.6K
Market Conditions
NOI Build-Up for 1,350 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
$18.8K $13.92/SF
− Vacancy
−$1.9K −$1.39/SF
EGI
$16.9K $12.53/SF
− OpEx
−$5.1K −$3.76/SF
NOI
$11.8K $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%
$236,860
Cap Rate 7%
$169,186
Cap Rate 9%
$131,589
Alternative Uses
Best Use
Multifamily LT 5
$169.2K
$148.0K – $197.4K
NOI $11,843 @ 7.0% cap · market cap 3.21%
Second Best
Apartment 5plus
$147.0K
$128.6K – $171.5K
NOI $10,287 @ 7.0% cap · market cap 2.79%
Theoretical Best
Office A
$398.1K
$348.3K – $464.4K
NOI $27,864 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
363
Businesses Nearby
Explore this area
Business Placement
Demographics for 32176, FL
14,410
Population
10,329
Households
1.4
Avg Household Size
59
Median Age
38%
College-Educated
95%
High-School Grad
5.7 sq mi
ZIP Area
2,528
Density / Sq Mi
$72,248
Median Household Income
$39,529
Median Earnings
$1,436
Median Rent
$368,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Well-maintained two-unit property with private laundry, updated finishes, and convenient access to the shoreline.
Where is this duplex located?
The property is located at 7 CYPRESS Circle Ormond Beach, FL.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 full bathroom per unit; 0.29‑acre property with 1,350 square feet of building area; Three blocks from the shoreline in Ormond Beach
