Duplex with Private
For Sale
$498,000
12208-10 TETZEL Avenue, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,400 SF
Lot Size0.23 Acres
Price / SF$207.50
Days on Market61
Property Features for 12208-10 TETZEL Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 4, Bedroom 3, Bedroom 5, Bedroom 2, Family Room, Bathroom 3, Bathroom 1, Bedroom 1, Bedroom 6, Bathroom 2
Parking features
Covered, Driveway
Window features
Storm Window(s)
Patio and Porch features
Patio
Pets allowed
Yes
Interior features
Ceiling Fans(s), Eat-in Kitchen, Kitchen/Family Room Combo, Stone Counters, Walk-In Closet(s)
Exterior features
Rain Gutters, Sliding Doors
Appliances
Dishwasher, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Subdivision
PORT CHARLOTTE SEC 072
Elementary school
Myakka River Elementary
Middle school
L.A. Ainger Middle
High school
Lemon Bay High
Directions
Driving Directions: From US-41 North or US-41 South Take the exit onto SR-776 (El Jobean Road) / N Access Road heading west. Turn north (right) onto David Blvd, proceed to N Access Road, turn left, then immediately turn right onto Meadow Lane, turn left onto Tetzel Ave property will be on the left.
Standard status
Active
APN
412106376009
Size
2,400 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 072 3834 0016 PORT CHARLOTTE SEC72 BLK3834 LT 16 242/40 PR79-215 604/1115-1142 TD1250/001 FJ1283/1937 2321/1887 4843/1534
Tax Annual Amount
7608
Legal Description
PCH 072 3834 0016 PORT CHARLOTTE SEC72 BLK3834 LT 16 242/40 PR79-215 604/1115-1142 TD1250/001 FJ1283/1937 2321/1887 4843/1534
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Building Details
Year built
2023
Number of units
2
Flooring type
Laminate
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Nicola Long · License #3632041
(941) 391-3555
Added: Jun 30
Changed: Aug 28
Last Checked: Aug 29 at 8:06PM
MLS# C7526756
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.
Built in 2023, this duplex contains 2,400 square feet on a 0.23-acre parcel. Both residences are tenant-occupied and feature open-concept living areas, eat-in kitchens, stone countertops, walk-in closets, laminate flooring, and private garages. Block-and-stucco construction, central air, electric heat, patios, sliding doors, and covered parking are included. Each unit is equipped with a range, refrigerator, microwave, dishwasher, washer, dryer, and electric water heater.
The property is located in Port Charlotte, 7 miles from Manasota Key beaches, 6 miles from Port Charlotte Town Center Mall, and under 10 miles from Englewood Beach. Shopping, dining, golf, marinas, and Gulf Coast beaches are also identified in the surrounding area. The property is zoned RMF10 and uses well water and a septic tank.
The property is located in Port Charlotte, 7 miles from Manasota Key beaches, 6 miles from Port Charlotte Town Center Mall, and under 10 miles from Englewood Beach. Shopping, dining, golf, marinas, and Gulf Coast beaches are also identified in the surrounding area. The property is zoned RMF10 and uses well water and a septic tank.
Key Highlights
- 2023‑built duplex with 2,400 square feet on 0.23 acres
- Both units have existing tenants
- Private garages for each side
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
$23,217
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
4.66%
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%
$464,340
$464.3K
Cap Rate 7%
$331,671
$331.7K
Cap Rate 9%
$257,967
$258.0K
Market Conditions
NOI Build-Up for 2,400 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
$40.9K $17.04/SF
− Vacancy
−$7.7K −$3.22/SF
EGI
$33.2K $13.82/SF
− OpEx
−$9.9K −$4.15/SF
NOI
$23.2K $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%
$464,340
Cap Rate 7%
$331,671
Cap Rate 9%
$257,967
Alternative Uses
Best Use
Multifamily LT 5
$331.7K
$290.2K – $387.0K
NOI $23,217 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$302.7K
$264.9K – $353.2K
NOI $21,189 @ 7.0% cap · market cap 4.25%
Theoretical Best
Office A
$785.8K
$687.6K – $916.8K
NOI $55,008 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
80
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 tenant-occupied residences offer open living areas, modern finishes, and separate garage space.
Where is this duplex located?
The property is located at 12208-10 TETZEL Avenue Port Charlotte, FL.
What is the asking price?
The asking price for this property is $498,000.
What are key features of this property?
This property features: 2023‑built duplex with 2,400 square feet on 0.23 acres; Both units have existing tenants; Private garages for each side
