Two-Unit Duplex with Separate
For Sale
$330,000
9261 N Peachtree Way, Citrus Springs, FL 34434
Both residences are occupied under month-to-month leases and feature two bedrooms and two baths.
Property Size1,750 SF
Price / SF$188.57
Days on Market67
Property Features for 9261 N Peachtree Way
General Information
Standard status
Active
Size
1,750 SF
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Average Monthly Rent
$1,115
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$2,955
Building Details
Year Built
2008
Buildings
1
Tenancy
Multi
Listing Agency:
Keller Williams Cornerstone RE
(407) 492-9954
Listed By:
John Telford · License #3507170
(407) 492-9954
Source:
Exprealty
Added: Jun 1
Changed: Aug 6
Last Checked: Aug 6 at 1:58AM
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 Keller Williams Cornerstone RE
Investment Insights
Based on property information with market context.
This duplex contains two 2-bedroom, 2-bathroom units, each offering approximately 875 square feet of living space. The property was built in 2008 and has a total property size of 1750 square feet. Both units are occupied by long-term tenants under month-to-month leases. Separate electric and water meters support individual utility billing, while the multi-family-zoned setting aligns with the property’s existing residential income use.
Located on N Peachtree Way in Citrus Springs, the property is offered alongside a neighboring duplex at 9271 N Peachtree Way. The adjacent property has the same floor plan and a similar rental profile, allowing a prospective buyer to evaluate both assets together. Interior photos in this listing are from the neighboring duplex; its matching layout is available for viewing.
Located on N Peachtree Way in Citrus Springs, the property is offered alongside a neighboring duplex at 9271 N Peachtree Way. The adjacent property has the same floor plan and a similar rental profile, allowing a prospective buyer to evaluate both assets together. Interior photos in this listing are from the neighboring duplex; its matching layout is available for viewing.
Key Highlights
- Two 2‑bedroom, 2‑bathroom units
- Approximately 875 square feet per unit
- 1750‑square‑foot total property size
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
$15,975
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
4.84%
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%
$319,500
$319.5K
Cap Rate 7%
$228,214
$228.2K
Cap Rate 9%
$177,500
$177.5K
Market Conditions
NOI Build-Up for 1,750 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
$24.2K $13.80/SF
− Vacancy
−$1.3K −$0.76/SF
EGI
$22.8K $13.04/SF
− OpEx
−$6.8K −$3.91/SF
NOI
$16.0K $9.13/SF
Area
Citrus County, FL
Vacancy
5.50%
Lease Rate
$13.80 /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%
$319,500
Cap Rate 7%
$228,214
Cap Rate 9%
$177,500
Alternative Uses
Best Use
Multifamily LT 5
$228.2K
$199.7K – $266.3K
NOI $15,975 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$209.4K
$183.2K – $244.3K
NOI $14,657 @ 7.0% cap · market cap 4.44%
Theoretical Best
Specialty Retail
$393.2K
$344.1K – $458.8K
NOI $27,525 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
53
Businesses Nearby
Explore this area
Business Placement
Demographics for 34434, FL
9,582
Population
4,559
Households
2.1
Avg Household Size
47
Median Age
17%
College-Educated
90%
High-School Grad
26.3 sq mi
ZIP Area
364
Density / Sq Mi
$56,553
Median Household Income
$35,245
Median Earnings
$1,226
Median Rent
$211,500
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?
Duplex - Both residences are occupied under month-to-month leases and feature two bedrooms and two baths.
Where is this duplex located?
The property is located at 9261 N Peachtree Way Citrus Springs, FL.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Two 2‑bedroom, 2‑bathroom units; Approximately 875 square feet per unit; 1750‑square‑foot total property size
