Renovation-Ready Duplex with Garage
For Sale
$895,000
Pending
813 GREENWOOD STREET, Orlando, FL 32801
Two-residence configuration with substantial renovation needs and updated major systems documented through permit records.
Property Size3,547 SF
Days on Market16
Property Features for 813 GREENWOOD STREET
General Information
Standard status
Pending
Size
3,547 SF
Property subtype
Duplex
Property Condition
Severity
Major Repairs Needed
Evidence
significant renovation
Units
Unit Mix
1 x 5BR/4BA, 1 x 2BR/1BA (825 SF)
Multifamily Units
2
Building Details
Year Built
1925
Listing Agency:
ALL REAL ESTATE & INVESTMENTS
(407) 917-8206
Listed By:
Cara Edwards · License #3490185
Source:
Endlesssummerrealty
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 29 at 8:57AM
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 ALL REAL ESTATE & INVESTMENTS
Investment Insights
Based on property information with market context.
This duplex includes a 5-bedroom, 4-bathroom main residence and a separate 825-square-foot garage apartment with 2 bedrooms and 1 bathroom. The property is being conveyed strictly AS-IS and requires significant interior renovation. The garage apartment was built in 2000, while the property’s listed construction year is 1925.
Permit records identify several updated major systems, including a 2020 roof, two HVAC systems installed in 2020/2021, a 2021 electrical panel, and a 2022 repipe associated with the garage apartment. The property has been cleaned out and is positioned near Downtown Orlando, with access to dining, shopping, parks, entertainment, and established surrounding neighborhoods. Buyer verification is required for condition, square footage, permits, zoning, and renovation or redevelopment feasibility.
Permit records identify several updated major systems, including a 2020 roof, two HVAC systems installed in 2020/2021, a 2021 electrical panel, and a 2022 repipe associated with the garage apartment. The property has been cleaned out and is positioned near Downtown Orlando, with access to dining, shopping, parks, entertainment, and established surrounding neighborhoods. Buyer verification is required for condition, square footage, permits, zoning, and renovation or redevelopment feasibility.
Key Highlights
- 5‑bedroom, 4‑bathroom main residence
- Separate 825‑square‑foot garage apartment with 2 bedrooms and 1 bathroom
- 2020 roof and two HVAC systems from 2020/2021
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
$50,322
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
5.62%
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%
$1,006,440
$1.0M
Cap Rate 7%
$718,886
$718.9K
Cap Rate 9%
$559,133
$559.1K
Market Conditions
NOI Build-Up for 3,547 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
$76.6K $21.60/SF
− Vacancy
−$4.7K −$1.33/SF
EGI
$71.9K $20.27/SF
− OpEx
−$21.6K −$6.08/SF
NOI
$50.3K $14.19/SF
Area
Orlando, FL
Vacancy
6.17%
Lease Rate
$21.60 /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%
$1,006,440
Cap Rate 7%
$718,886
Cap Rate 9%
$559,133
Alternative Uses
Best Use
Multifamily LT 5
$718.9K
$629.0K – $838.7K
NOI $50,322 @ 7.0% cap · market cap 5.62%
Second Best
Apartment 5plus
$656.7K
$574.6K – $766.1K
NOI $45,966 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$1.14M
$999.8K – $1.33M
NOI $79,983 @ 7.0% cap · market cap 8.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,994
Businesses Nearby
Explore this area
Business Placement
Demographics for 32801, FL
17,728
Population
12,133
Households
1.5
Avg Household Size
36
Median Age
63%
College-Educated
95%
High-School Grad
2.2 sq mi
ZIP Area
8,058
Density / Sq Mi
$77,626
Median Household Income
$63,090
Median Earnings
$1,773
Median Rent
$397,600
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 - Two-residence configuration with substantial renovation needs and updated major systems documented through permit records.
Where is this duplex located?
The property is located at 813 GREENWOOD STREET Orlando, FL.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: 5‑bedroom, 4‑bathroom main residence; Separate 825‑square‑foot garage apartment with 2 bedrooms and 1 bathroom; 2020 roof and two HVAC systems from 2020/2021
