Duplex with Private
For Sale
$499,000
821 SLEEPY HARBOUR DRIVE, Ocoee, FL 34761
Duplex offers two units with private fenced yards, screened lanais, individual garages, and separate water and electric meters.
Property Size1,964 SF
Price / SF$254.07
Days on Market53
Property Features for 821 SLEEPY HARBOUR DRIVE
General Information
Standard status
Active
Size
1,964 SF
Property subtype
Duplex
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Multifamily Units
2
Amenities
screened lanai
private fenced yard
individual garage
0.22 acres
Shingle
Septic Tank
Additional parcels description:, Parcel Number: 20-22-28-3385-00-060, Public Survey Range: 28, Public Survey Section: 20, Annual Amount: $7,644.19, Tax Block: 0000, Tax Book Number: 17-80, Legal Description: HARBOUR HIGHLANDS 2 17/80 LOT 6, Lot: 6, Year: 2025, Zoning: R-3
1 space
Gross Income: $41,280
Central Air
Central
In Garage
Listing ID: MFRO6427602, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-07-23, 40 days on market, Special Conditions: None
4 total bedrooms
Built in 1990, Living area: 1964, Living area units: Square Feet, Construction Materials: Block
Subdivision: HARBOUR HIGHLANDS 02, MLS Area (Major): 34761 - Ocoee, County/Parish: Orange
4 total bathrooms
Cable Connected, Electricity Connected, Water Source: Public
Slab
Road Surface: Asphalt
Sidewalk
Ceiling Fans(s), Living Room/Dining Room Combo, Primary Bedroom Main Floor
Building Details
Year Built
1990
Listing Agency:
ATRIUM REALTY, LLC
(833) 919-1190
Listed By:
AJ Stagg, III · License #3263209
(407) 929-2114
Source:
Miharaandassociates
Added: Jul 23
Changed: Sep 12
Last Checked: Sep 12 at 7:19AM
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 ATRIUM REALTY, LLC
Investment Insights
Based on property information with market context.
This well-maintained duplex includes two separate units, each featuring two bedrooms, two bathrooms, and additional office/flex space. Units offer oversized living areas, screened lanais, and private fenced yards, along with individual one-car garages. Separate water and electric meters support independent utility arrangements for each unit.
Built in 1990, the property is supported by major recent updates, including a new roof in 2022, new septic system in 2022, exterior paint in 2022, an updated A/C system in 2025, and the second A/C replaced in 2017, plus one new garage door in 2022. Current tenants are described as long-term and interested in staying.
With a functional layout and continued tenant demand, the duplex is presented as an investor-focused opportunity for value-add through cosmetic updates.
Built in 1990, the property is supported by major recent updates, including a new roof in 2022, new septic system in 2022, exterior paint in 2022, an updated A/C system in 2025, and the second A/C replaced in 2017, plus one new garage door in 2022. Current tenants are described as long-term and interested in staying.
With a functional layout and continued tenant demand, the duplex is presented as an investor-focused opportunity for value-add through cosmetic updates.
Key Highlights
- Duplex built in 1990 with 2 units, each offering 2 beds, 2 baths plus an office/flex space
- Each unit includes an oversized living area, screened lanai, private fenced yard, and a one‑car garage
- Separate water and electric meters for each unit
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
$26,195
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
5.25%
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%
$523,900
$523.9K
Cap Rate 7%
$374,214
$374.2K
Cap Rate 9%
$291,056
$291.1K
Market Conditions
NOI Build-Up for 1,964 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
$40.1K $20.40/SF
− Vacancy
−$2.6K −$1.35/SF
EGI
$37.4K $19.05/SF
− OpEx
−$11.2K −$5.72/SF
NOI
$26.2K $13.34/SF
Area
Orange County, FL
Vacancy
6.60%
Lease Rate
$20.40 /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%
$523,900
Cap Rate 7%
$374,214
Cap Rate 9%
$291,056
Alternative Uses
Best Use
Multifamily LT 5
$374.2K
$327.4K – $436.6K
NOI $26,195 @ 7.0% cap · market cap 5.25%
Second Best
Apartment 5plus
$344.5K
$301.5K – $402.0K
NOI $24,118 @ 7.0% cap · market cap 4.83%
Theoretical Best
Office A
$558.9K
$489.0K – $652.1K
NOI $39,123 @ 7.0% cap · market cap 7.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
537
Businesses Nearby
Explore this area
Business Placement
Demographics for 34761, FL
48,193
Population
14,794
Households
3.3
Avg Household Size
37
Median Age
30%
College-Educated
85%
High-School Grad
17.5 sq mi
ZIP Area
2,754
Density / Sq Mi
$90,406
Median Household Income
$42,694
Median Earnings
$1,806
Median Rent
$363,100
Median Home Value
Check the figures for this property
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 - Duplex offers two units with private fenced yards, screened lanais, individual garages, and separate water and electric meters.
Where is this duplex located?
The property is located at 821 SLEEPY HARBOUR DRIVE Ocoee, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Duplex built in 1990 with 2 units, each offering 2 beds, 2 baths plus an office/flex space; Each unit includes an oversized living area, screened lanai, private fenced yard, and a one‑car garage; Separate water and electric meters for each unit
