6-Unit Apartment
New
For Sale
$749,000
7306 EARLWOOD AVENUE, Mount Dora, FL 32757
C1 zoning and a shared utility room with washer and dryer add practical features for the six-unit property.
Property Size4,072 SF
Price / SF$183.94
Days on Market4
Property Features for 7306 EARLWOOD AVENUE
General Information
Standard status
Active
Size
4,072 SF
Property subtype
Quadruplex
Amenities
0.12 acres
Metal
Septic Tank
Additional parcels description:, Parcel Number: 08-20-27-5512-01-011, Public Survey Range: 27, Public Survey Section: 08, Annual Amount: $11,758.5, Tax Block: 1, Tax Book Number: E-506, Legal Description: MAROTS ADDITION TO TANGERINE MTG E/506 N87 FT OF E 120 FT OF LOT 1 (LESS RD R/WPER RD BOND BK 3/9 & 3/19), Lot: 1, Year: 2025, Zoning: C-1
Gross Income: $86,940
Central Air
Central
Laundry Room
Listing ID: MFRG5117406, Standard Status: Active, MLS Status: Active, Property Subtype: Quadruplex, On market as of 2026-09-29, 1 day on market, Special Conditions: None
9 total bedrooms
Built in 1900, Living area: 4072, Living area units: Square Feet, Construction Materials: Frame
Subdivision: MAROTS ADD, MLS Area (Major): 32757 - Mount Dora, County/Parish: Orange
6 total bathrooms
BB/HS Internet Available, Water Source: Public
Crawlspace
Road Surface: Paved
Courtyard
Window Treatments
Building Details
Year Built
1900
Listing Agency:
OPTIMA ONE REALTY, INC.
(352) 243-6784
Listed By:
Tony Stanley · License #3052266
(630) 715-1403
Source:
Miharaandassociates
Added: Sep 29
Changed: Oct 1
Last Checked: Oct 1 at 10:54AM
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 OPTIMA ONE REALTY, INC.
Investment Insights
Based on property information with market context.
This 4,072-square-foot apartment property was built in 1900 and contains six units. Improvements include a roof replacement in 2021, more than 30 replacement windows, and a courtyard deck completed in 2026. Bathrooms, exterior doors, and awnings were updated in 2020; interior paint and appliances date to 2020, while the exterior received paint in 2019. Several units have updated flooring from 2019 or 2020. A shared utility room has a washer and dryer.
The property is in Mount Dora, seven minutes from Historic Downtown Mount Dora. It carries C1 zoning and is professionally managed, with management able to transfer to a new owner.
The property is in Mount Dora, seven minutes from Historic Downtown Mount Dora. It carries C1 zoning and is professionally managed, with management able to transfer to a new owner.
Key Highlights
- Six residential units in a 4,072‑square‑foot building
- C1 zoning
- Roof replaced in 2021; more than 30 windows replaced
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
$50,005
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
6.68%
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%
$1,000,100
$1.0M
Cap Rate 7%
$714,357
$714.4K
Cap Rate 9%
$555,611
$555.6K
Market Conditions
NOI Build-Up for 4,072 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
$97.2K $23.88/SF
− Vacancy
−$6.3K −$1.55/SF
EGI
$90.9K $22.33/SF
− OpEx
−$40.9K −$10.05/SF
NOI
$50.0K $12.28/SF
Area
Lake County, FL
Vacancy
6.50%
Lease Rate
$23.88 /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%
$1,000,100
Cap Rate 7%
$714,357
Cap Rate 9%
$555,611
Alternative Uses
Best Use
Apartment 5plus
$714.4K
$625.1K – $833.4K
NOI $50,005 @ 7.0% cap · market cap 6.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,114 @ 7.0% cap · market cap 10.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Explore this area
Business Placement
Demographics for 32757, FL
30,315
Population
14,625
Households
2.1
Avg Household Size
49
Median Age
36%
College-Educated
92%
High-School Grad
35.3 sq mi
ZIP Area
859
Density / Sq Mi
$73,327
Median Household Income
$40,565
Median Earnings
$1,474
Median Rent
$325,800
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?
Apartment building - C1 zoning and a shared utility room with washer and dryer add practical features for the six-unit property.
Where is this apartment building located?
The property is located at 7306 EARLWOOD AVENUE Mount Dora, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Six residential units in a 4,072‑square‑foot building; C1 zoning; Roof replaced in 2021; more than 30 windows replaced
