Concrete Block Quadplex 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 Market106
Property Features for 835 N GRANDVIEW Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
0804-IMP
Bedrooms
9
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 5, Family Room, Bedroom 9, Bedroom 7, Bathroom 1, Bathroom 4, Bedroom 8, Bathroom 3, Bedroom 6, Bathroom 2, Bedroom 2, Bedroom 1
Window features
Double Pane Windows
Interior features
Ceiling Fans(s), Eat-in Kitchen, Kitchen/Family Room Combo, Open Floorplan
Exterior features
Balcony, French Doors, Hurricane Shutters, Private Entrance, Storage
Appliances
Cooktop, Dishwasher, Disposal, Dryer, Electric Water Heater, Range, Refrigerator, Washer
Subdivision
EAST DAYTONA
Elementary school
Beachside Elementary School
Middle school
Campbell Middle
High school
Mainland High School
Directions
Take I-95 to Exit 265 (LPGA Blvd). Head east on LPGA Blvd toward the beach. Turn right on N Atlantic Ave. Continue south, then turn left on Harvey Ave. Turn 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
11158
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
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
on-site coin laundry
private balcony
private storage
Building Details
Year built
1968
Floors in Building
1
Flooring type
Terrazzo, Carpet, Tile - Ceramic, Vinyl
Building materials
Block
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Robin Hart · License #3303631
(386) 679-5014
Added: May 1
Changed: Aug 1
Last Checked: Aug 14 at 1:06PM
MLS# NS1088114
Copyright © 2026 Stellar MLS. 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.
835 N Grandview Avenue in Daytona Beach, FL 32118 presents a concrete block quadplex on a 0.24-acre lot. The 3,886-square-foot property was built in 1968 and is fully served by public water and public sewer. Each unit has its own private entrance and locked storage, with exterior features that include balconies and hurricane shutters. The building has central heating and central air, with a shingle roof.
The unit mix includes one 3BD/2BA unit and three 2BD/1BA units. All leases are month-to-month. Common income amenities include an on-site coin laundry, plus a rentable one-car garage and two covered parking spaces.
Recent improvements include 2020 impact windows, storm shutters, new copper A/C refrigerant lines, a new retaining wall, and an irrigation well. Unit 4 is fully renovated, with new vinyl plank flooring and new bathrooms. Units 1 and 2 feature terrazzo flooring, and interior finishes also include tile and carpeting across the remaining units.
The unit mix includes one 3BD/2BA unit and three 2BD/1BA units. All leases are month-to-month. Common income amenities include an on-site coin laundry, plus a rentable one-car garage and two covered parking spaces.
Recent improvements include 2020 impact windows, storm shutters, new copper A/C refrigerant lines, a new retaining wall, and an irrigation well. Unit 4 is fully renovated, with new vinyl plank flooring and new bathrooms. Units 1 and 2 feature terrazzo flooring, and interior finishes also include tile and carpeting across the remaining units.
Key Highlights
- 0.24‑acre lot and 3,886 SF concrete block quadplex built in 1968
- One 3BD/2BA unit and three 2BD/1BA units, all with private entrances and locked storage
- All leases are month‑to‑month
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 - Concrete block quadplex with month-to-month leases, including one 3BD/2BA unit and three 2BD/1BA units, each with private entry.
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: 0.24‑acre lot and 3,886 SF concrete block quadplex built in 1968; One 3BD/2BA unit and three 2BD/1BA units, all with private entrances and locked storage; All leases are month‑to‑month
