Two-Unit
For Sale
$530,000
808 Abbeville Court Unit A & B, Kissimmee, FL 34759
Both residences offer four-bedroom, two-bathroom layouts, with a fenced backyard serving the property.
Property Size3,010 SF
Price / SF$176.08
Days on Market26
Property Features for 808 Abbeville Court Unit A & B
General Information
Standard status
Active
Size
3,010 SF
Property subtype
Multi-family
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Amenities
fenced backyard
Building Details
Year Built
2020
Buildings
1
Listing Agency:
EMPIRE NETWORK REALTY
Listed By:
Yindy Reyes · License #260505878
(732) 277-2828
Source:
Realtygroupfl
Added: Sep 8
Changed: Oct 3
Last Checked: Oct 3 at 1:31AM
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 EMPIRE NETWORK REALTY
Investment Insights
Based on property information with market context.
Built in 2020, this duplex contains two residences, each with four bedrooms and two bathrooms. The units measure approximately 1,505 square feet apiece, for 3,010 square feet of building area. A fenced backyard provides outdoor space shared by the property.
The parcel spans more than a quarter acre. Shopping, dining, supermarkets, hospitals, and schools are described as nearby. The configuration offers two separate residential units within one property.
The parcel spans more than a quarter acre. Shopping, dining, supermarkets, hospitals, and schools are described as nearby. The configuration offers two separate residential units within one property.
Key Highlights
- Two residences, each with 4 bedrooms and 2 bathrooms
- 3,010 square feet total; approximately 1,505 square feet per unit
- Built in 2020
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
$31,915
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
6.02%
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%
$638,300
$638.3K
Cap Rate 7%
$455,929
$455.9K
Cap Rate 9%
$354,611
$354.6K
Market Conditions
NOI Build-Up for 3,010 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
$48.8K $16.20/SF
− Vacancy
−$3.2K −$1.05/SF
EGI
$45.6K $15.15/SF
− OpEx
−$13.7K −$4.54/SF
NOI
$31.9K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$638,300
Cap Rate 7%
$455,929
Cap Rate 9%
$354,611
Alternative Uses
Best Use
Multifamily LT 5
$455.9K
$398.9K – $531.9K
NOI $31,915 @ 7.0% cap · market cap 6.02%
Second Best
Apartment 5plus
$407.3K
$356.4K – $475.2K
NOI $28,510 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$723.3K
$632.9K – $843.9K
NOI $50,633 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
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?
Duplex - Both residences offer four-bedroom, two-bathroom layouts, with a fenced backyard serving the property.
Where is this duplex located?
The property is located at 808 Abbeville Court Unit A & B Kissimmee, FL.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Two residences, each with 4 bedrooms and 2 bathrooms; 3,010 square feet total; approximately 1,505 square feet per unit; Built in 2020
