Concrete Block
For Sale
$799,000
835 N GRANDVIEW Ave, Daytona Beach, FL 32118
Fully occupied multifamily property offers flexible month-to-month leasing and private storage for each residence.
Property Size3,886 SF
Days on Market117
Property Features for 835 N GRANDVIEW Ave
General Information
Standard status
Active
Size
3,886 SF
Total Parking Spaces
3
Property subtype
Investment
Occupancy
100%
Lease Term
12 months
Units
Unit Mix
1 x 3BD/2BA, 3 x 2BD/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$11,158
Amenities
coin laundry
private balcony areas
private storage
Building Details
Building Size
3,886 SF
Year Built
1968
Buildings
1
Construction
concrete block
Listing Agency:
eXp Realty LLC
Listed By:
Robin Hart · License #3303631
(386) 679-5014
Source:
Elliman
Added: May 9
Changed: Sep 2
Last Checked: Sep 1 at 10:41PM
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 eXp Realty LLC
Investment Insights
Based on property information with market context.
This four-unit multifamily property was built in 1968 with concrete block construction and includes one 3BD/2BA residence plus three 2BD/1BA residences. Each unit has two private entrances and an individual locked storage area. The upper residences include private balcony spaces, while Unit 3 has a partial ocean view. Unit 4 has been fully renovated with vinyl plank flooring and updated bathrooms; Units 1 and 2 retain terrazzo flooring.
The property is near the beach and Hard Rock Hotel in Daytona Beach. Recent improvements include 2020 impact windows, storm shutters, copper A/C refrigerant lines, a retaining wall, and an irrigation well. Additional on-site features include coin-operated laundry, a rentable one-car garage, and two covered parking spaces. All four units are occupied under month-to-month leases.
The property is near the beach and Hard Rock Hotel in Daytona Beach. Recent improvements include 2020 impact windows, storm shutters, copper A/C refrigerant lines, a retaining wall, and an irrigation well. Additional on-site features include coin-operated laundry, a rentable one-car garage, and two covered parking spaces. All four units are occupied under month-to-month leases.
Key Highlights
- Four‑unit property with one 3BD/2BA unit and three 2BD/1BA units
- Concrete block construction; built in 1968
- Each unit includes two private entrances and a locked storage 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
$34,090
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
4.27%
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%
$681,800
$681.8K
Cap Rate 7%
$487,000
$487.0K
Cap Rate 9%
$378,778
$378.8K
Market Conditions
NOI Build-Up for 3,886 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
$54.1K $13.92/SF
− Vacancy
−$5.4K −$1.39/SF
EGI
$48.7K $12.53/SF
− OpEx
−$14.6K −$3.76/SF
NOI
$34.1K $8.77/SF
Area
Volusia County, FL
Vacancy
9.97%
Lease Rate
$13.92 /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%
$681,800
Cap Rate 7%
$487,000
Cap Rate 9%
$378,778
Alternative Uses
Best Use
Multifamily LT 5
$487.0K
$426.1K – $568.2K
NOI $34,090 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$423.0K
$370.1K – $493.5K
NOI $29,611 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$1.15M
$1.00M – $1.34M
NOI $80,207 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
762
Businesses Nearby
Explore this area
Business Placement
Demographics for 32118, FL
17,906
Population
16,390
Households
1.1
Avg Household Size
58
Median Age
31%
College-Educated
94%
High-School Grad
4.2 sq mi
ZIP Area
4,263
Density / Sq Mi
$60,418
Median Household Income
$36,153
Median Earnings
$1,283
Median Rent
$339,500
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?
Quadplex - Fully occupied multifamily property offers flexible month-to-month leasing and private storage for each residence.
Where is this quadplex located?
The property is located at 835 N GRANDVIEW Ave Daytona Beach, FL.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Four‑unit property with one 3BD/2BA unit and three 2BD/1BA units; Concrete block construction; built in 1968; Each unit includes two private entrances and a locked storage unit
