Duplex with In-Unit
For Sale
$369,000
7 Cypress Cir, Ormond Beach, FL 32176
Both residences have two bedrooms, one full bath, and private laundry.
Property Size1,350 SF
Price / SF$273.33
Days on Market169
Property Features for 7 Cypress Cir
General Information
Standard status
Active
Size
1,350 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,906
Amenities
in-unit laundry
Building Details
Buildings
1
Stories
1
Listing Agency:
SLOANE REALTY, LLC
(407) 829-2418
Listed By:
Matt White · License #3106449
(407) 758-3166
Source:
Exprealty
Added: Apr 16
Changed: Sep 29
Last Checked: Oct 1 at 1:38PM
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 SLOANE REALTY, LLC
Investment Insights
Based on property information with market context.
This single-story duplex contains two residences, each with two bedrooms, one full bathroom, and private in-unit laundry. Updates include upgraded electrical, fresh exterior paint, luxury vinyl plank bedroom flooring, and tile in the main living areas. One HVAC system was replaced in 2024. Both units are occupied by month-to-month tenants. Tenants pay for electricity, while the owner covers water.
The property at 7 Cypress Cir is three blocks from the shoreline. Nearby options include dining, seafood restaurants, and recreational activities.
The property at 7 Cypress Cir is three blocks from the shoreline. Nearby options include dining, seafood restaurants, and recreational activities.
Key Highlights
- Two residences, each configured with 2 bedrooms and 1 full bathroom
- Private in‑unit laundry in both units
- Single‑story layout
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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Open Analytics
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
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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 - Both residences have two bedrooms, one full bath, and private laundry.
Where is this duplex located?
The property is located at 7 Cypress Cir 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 residences, each configured with 2 bedrooms and 1 full bathroom; Private in‑unit laundry in both units; Single‑story layout
