Renovated Half
For Sale
$269,000
7681 TIMBER RIVER CIRCLE, Orlando, FL 32807
Updated interior includes an open living area, contemporary finishes, and access to a fenced backyard with a water view.
Property Size884 SF
Price / SF$304.30
Days on Market9
Property Features for 7681 TIMBER RIVER CIRCLE
General Information
Standard status
Active
Size
884 SF
Property subtype
Half Duplex
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
vaulted ceilings
skylight
stone countertops
designer tile backsplash
stainless-steel appliances
luxury vinyl plank flooring
recessed lighting
frameless glass shower
fenced backyard
patio
water view
0.13 acres, Cleared
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 23-22-30-7453-00-160, Public Survey Range: 30, Public Survey Section: 23, Annual Amount: $742.48, Tax Block: 1, Tax Book Number: 14-51, Legal Description: RIVERBEND ESTATES 14/51 LOT 16 (LESS E 37.5 FT), Lot: 16, Year: 2025, Zoning: R-2
Luxury Vinyl, Tile
Central Air
Central
Laundry Room, Outside
Listing ID: MFRO6436745, Standard Status: Active, MLS Status: Active, Property Subtype: Half Duplex, On market as of 2026-08-26, Special Conditions: None
2 total bedrooms
Built in 1985, Living area: 884, Living area units: Square Feet, Building faces North, 1 storey, Levels: One, Construction Materials: Block
Subdivision: RIVERBEND ESTATES, MLS Area (Major): 32807 - Orlando/Azalea Park/Park Manor, County/Parish: Orange
Trees/Woods
2 total bathrooms, 2 full bathrooms
BB/HS Internet Available, Electricity Connected, Public, Water Connected, Water Source: Public
Slab
Road Surface: Paved
Ceiling Fans(s)
Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator, Washer
Building Details
Year Built
1985
Listing Agency:
VENCORP RE, LLC
(407) 221-6523
Listed By:
Ronnie Zaglool · License #3232289
(407) 277-1400
Source:
Miharaandassociates
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 3:59PM
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 VENCORP RE, LLC
Investment Insights
Based on property information with market context.
This 884-square-foot half duplex, built in 1985, offers two bedrooms and two bathrooms within an open floor plan featuring vaulted ceilings and a skylight. The renovated interior includes luxury vinyl plank flooring, neutral paint, recessed lighting, and updated fixtures. The kitchen has white shaker cabinetry, stone countertops, a tile backsplash, stainless-steel appliances, and a peninsula with additional workspace and storage. Both bathrooms feature updated vanities and modern finishes, including a frameless glass shower.
Sliding glass doors open to a fenced backyard and patio overlooking the water. Recent system updates include a 2023 roof, 2018 A/C, and 2025 water heater. The property has no HOA and is near Valencia College East Campus, UCF, shopping, dining, and major Orlando roadways. It is positioned for use as a primary residence or investment property.
Sliding glass doors open to a fenced backyard and patio overlooking the water. Recent system updates include a 2023 roof, 2018 A/C, and 2025 water heater. The property has no HOA and is near Valencia College East Campus, UCF, shopping, dining, and major Orlando roadways. It is positioned for use as a primary residence or investment property.
Key Highlights
- 884 SF half duplex with 2 bedrooms and 2 bathrooms
- Renovated kitchen with stone counters, stainless‑steel appliances, tile backsplash, and peninsula
- Vaulted ceilings, skylight, luxury vinyl plank flooring, and recessed lighting
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
$11,456
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
4.26%
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%
$229,120
$229.1K
Cap Rate 7%
$163,657
$163.7K
Cap Rate 9%
$127,289
$127.3K
Market Conditions
NOI Build-Up for 884 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
$22.3K $25.20/SF
− Vacancy
−$1.4K −$1.64/SF
EGI
$20.8K $23.56/SF
− OpEx
−$9.4K −$10.60/SF
NOI
$11.5K $12.96/SF
Area
Orlando, FL
Vacancy
6.50%
Lease Rate
$25.20 /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%
$229,120
Cap Rate 7%
$163,657
Cap Rate 9%
$127,289
Alternative Uses
Best Use
Apartment 5plus
$163.7K
$143.2K – $190.9K
NOI $11,456 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$284.8K
$249.2K – $332.2K
NOI $19,934 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
738
Businesses Nearby
Explore this area
Business Placement
Demographics for 32807, FL
34,384
Population
13,906
Households
2.5
Avg Household Size
36
Median Age
25%
College-Educated
86%
High-School Grad
8.4 sq mi
ZIP Area
4,093
Density / Sq Mi
$59,583
Median Household Income
$32,667
Median Earnings
$1,471
Median Rent
$247,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated interior includes an open living area, contemporary finishes, and access to a fenced backyard with a water view.
Where is this residential income property located?
The property is located at 7681 TIMBER RIVER CIRCLE Orlando, FL.
What is the asking price?
The asking price for this property is $269,000.
What are key features of this property?
This property features: 884 SF half duplex with 2 bedrooms and 2 bathrooms; Renovated kitchen with stone counters, stainless‑steel appliances, tile backsplash, and peninsula; Vaulted ceilings, skylight, luxury vinyl plank flooring, and recessed lighting
