Fourplex with Private
For Sale
$799,000
835 N Grandview Avenue, Daytona Beach, FL 32118
MULTI_FAMILY - Daytona Beach, FL
Property Size3,886 SF
Lot Size0.24 Acres
Price / SF$205.61
Days on Market107
Property Features for 835 N Grandview Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
Multi Family
Bedrooms
9
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 4, Bedroom 2, Bathroom 4, Bedroom 9, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 5, Bedroom 6, Bedroom 7, Bathroom 2, Bedroom 3, Bedroom 8, Bedroom 5
Parking
4
Parking features
Open, Garage, Carport
Exterior features
Balcony, Storm Shutters
Appliances
Refrigerator, Electric Range, Electric Cooktop, Dishwasher
Subdivision
Not In Subdivision
Lot features
Sprinklers In Front, Sprinklers In Rear
View
City
Elementary school
Beachside
Middle school
Hinson
High school
Seabreeze
Directions
Head east on International Speedway Blvd (US-92) toward the beach. Cross the bridge over the Halifax River. Turn left (north) on N Atlantic Ave. Continue north, turn right on Harvey Ave, then left on N Grandview Ave. Property is at 835 N Grandview Ave on your right.
Standard status
Active
APN
5305-01-33-0020
Size
3,886 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT 2 BLK 33 EAST DAYTONA MB 2 PG 106 PER OR 5279 PGS 4337-4339 INC PER OR 6979 PGS 3556-3557 PER OR 8131 PG 0082 PER OR 8396 PG 3693
Tax Annual Amount
11159
Legal Description
LOT 2 BLK 33 EAST DAYTONA MB 2 PG 106 PER OR 5279 PGS 4337-4339 INC PER OR 6979 PGS 3556-3557 PER OR 8131 PG 0082 PER OR 8396 PG 3693
Utilities
Heating system
Central
Cooling system
Central Air, Separate Meters
Water source
Public
Building Details
Year built
1968
Floors in Building
2
Number of units
4
Flooring type
Carpet, Terrazzo, Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Robin Hart · License #3303631
(386) 679-5014
Added: Apr 30
Changed: Jul 18
Last Checked: Aug 14 at 1:06PM
MLS# 1225850
Copyright © 2026 Daytona Beach Area Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This solid concrete block fourplex offers four separate units, each with two private entries and access to a locked storage unit. The unit mix includes one 3-bedroom/2-bath that has been fully renovated, plus three 2-bedroom/1-bath units. Upper units include balconies, and Unit 3 offers a peek-a-boo ocean view. Terrazzo floors are featured in Units 1 and 2, while Unit 4 (3-bedroom/2-bath) has been updated with new vinyl plank flooring and new bathrooms. Additional amenities include on-site coin laundry and three parking options consisting of a rentable 1-car garage and two covered spaces.
The property is located in Daytona Beach, Florida, and is described as minutes from the beach and the Hard Rock Hotel. It is currently fully occupied, and leases are on a month-to-month basis. The current gross rent is $5,050 per month, with rents described as below market in the remarks. Recent improvements include 2020 impact windows, storm shutters, new copper A/C lines, a new retaining wall, and an irrigation well.
For tenants and operators, the separate-entry layout and dedicated storage can support day-to-day privacy, while on-site laundry and covered parking help round out the living experience. The seller notes that they currently pay water, laundry electric, and gas, while tenants pay their own electric. The roof is approximately 14 years old, and copper refrigerant lines were recently installed, with A/C units described as older. Insurance is currently carried on a minimum plan, and the buyer is advised to verify and adjust coverage as needed.
The property is located in Daytona Beach, Florida, and is described as minutes from the beach and the Hard Rock Hotel. It is currently fully occupied, and leases are on a month-to-month basis. The current gross rent is $5,050 per month, with rents described as below market in the remarks. Recent improvements include 2020 impact windows, storm shutters, new copper A/C lines, a new retaining wall, and an irrigation well.
For tenants and operators, the separate-entry layout and dedicated storage can support day-to-day privacy, while on-site laundry and covered parking help round out the living experience. The seller notes that they currently pay water, laundry electric, and gas, while tenants pay their own electric. The roof is approximately 14 years old, and copper refrigerant lines were recently installed, with A/C units described as older. Insurance is currently carried on a minimum plan, and the buyer is advised to verify and adjust coverage as needed.
Key Highlights
- 4‑plex built in 1968, fully occupied; gross rent $5,050/mo with all leases month‑to‑month.
- Unit mix: one 3BD/2BA and three 2BD/1BA; each unit has 2 private entries plus a locked storage unit.
- Upper units include balconies; Unit 3 has a peek‑a‑boo ocean view.
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
Multi-tenant
Tenancy
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied four-unit concrete block property with renovated units, private entrances, and on-site laundry plus covered parking.
Where is this quadplex located?
The property is located at 835 N Grandview Avenue 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: 4‑plex built in 1968, fully occupied; gross rent $5,050/mo with all leases month‑to‑month.; Unit mix: one 3BD/2BA and three 2BD/1BA; each unit has 2 private entries plus a locked storage unit.; Upper units include balconies; Unit 3 has a peek‑a‑boo ocean view.
