Duplex with Laundry
For Sale
$339,000
12048 HENLEY Avenue, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size1,392 SF
Lot Size0.23 Acres
Price / SF$243.53
Days on Market504
Property Features for 12048 HENLEY Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2, Bathroom 2
Parking features
Off Street, Driveway
Pets allowed
Yes
Interior features
Ceiling Fans(s), Thermostat
Exterior features
Private Mailbox, Rain Gutters
Appliances
Cooktop, Dishwasher, Electric Water Heater, Refrigerator
Subdivision
PORT CHARLOTTE SEC 072
Lot features
Near Golf Course, Paved
Directions
From FL-776 turn right onto Sea Mist Drive.Turn left onto Henley Ave. 0.2 mile on the left.
Standard status
Active
APN
412106356015
Size
1,392 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 072 3794 0010 PORT CHARLOTTE SEC72 BLK3794 LT10 836/2004 1211/263 2951/106 4180/1738
Tax Annual Amount
4452
Legal Description
PCH 072 3794 0010 PORT CHARLOTTE SEC72 BLK3794 LT10 836/2004 1211/263 2951/106 4180/1738
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
storage shed with washer/dryer
Building Details
Year built
1986
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Stucco
Roof type
Shingle
Listing Agency:
BRIGHT REALTY
(941) 552-6036
Listed By:
Amanda Erdman · License #3423296
(270) 519-6016
Added: Apr 22, 2025
Changed: Sep 4
Last Checked: Sep 7 at 2:06AM
MLS# A4646318
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.
This 1,392-square-foot duplex, built in 1986, contains two units with a two-bedroom, one-bath layout in each. Every unit has its own storage shed equipped with a washer and dryer. Interior features include ceramic tile flooring, ceiling fans, thermostats, central heating, and central air. Kitchens include cooktops, dishwashers, electric water heaters, and refrigerators. The stucco exterior has rain gutters, while the property includes a shingle roof, driveway parking, public water, and septic service.
The property occupies 0.23 acres in Port Charlotte, with access to 776/McCall Road and nearby shopping, schools, dining, golf courses, and beaches. Englewood Beach is located less than 8 miles away. RMF10 zoning and the two-unit configuration provide the core physical and land-use details for evaluating the property.
The property occupies 0.23 acres in Port Charlotte, with access to 776/McCall Road and nearby shopping, schools, dining, golf courses, and beaches. Englewood Beach is located less than 8 miles away. RMF10 zoning and the two-unit configuration provide the core physical and land-use details for evaluating the property.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bath per unit
- 1,392 square feet on a 0.23‑acre lot
- Separate storage shed with washer and dryer 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
$13,466
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
3.97%
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%
$269,320
$269.3K
Cap Rate 7%
$192,371
$192.4K
Cap Rate 9%
$149,622
$149.6K
Market Conditions
NOI Build-Up for 1,392 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
$23.7K $17.04/SF
− Vacancy
−$4.5K −$3.22/SF
EGI
$19.2K $13.82/SF
− OpEx
−$5.8K −$4.15/SF
NOI
$13.5K $9.67/SF
Area
Charlotte County, FL
Vacancy
18.90%
Lease Rate
$17.04 /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%
$269,320
Cap Rate 7%
$192,371
Cap Rate 9%
$149,622
Alternative Uses
Best Use
Multifamily LT 5
$192.4K
$168.3K – $224.4K
NOI $13,466 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$175.6K
$153.6K – $204.8K
NOI $12,289 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$455.8K
$398.8K – $531.8K
NOI $31,905 @ 7.0% cap · market cap 9.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 33981, FL
13,574
Population
7,808
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
93%
High-School Grad
45.4 sq mi
ZIP Area
299
Density / Sq Mi
$71,266
Median Household Income
$36,931
Median Earnings
$1,198
Median Rent
$355,600
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?
Duplex - Two residential units offer separate storage, laundry, kitchens, and off-street parking within an RMF10-zoned property.
Where is this duplex located?
The property is located at 12048 HENLEY Avenue Port Charlotte, FL.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bath per unit; 1,392 square feet on a 0.23‑acre lot; Separate storage shed with washer and dryer for each unit
