Duplex Under
For Sale
$376,000
12231 KIRK Avenue, Port Charlotte, FL 33981
MULTI_FAMILY - PORT CHARLOTTE, FL
Property Size2,324 SF
Lot Size0.24 Acres
Price / SF$161.79
Days on Market335
Property Features for 12231 KIRK Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 1, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 3, Bedroom 2, Bedroom 6, Bathroom 2, Laundry Room, Bedroom 5
Pets allowed
Cats OK, Dogs OK
Interior features
In Wall Pest System, Open Floorplan, Primary Bedroom Main Floor, Stone Counters, Window Treatments
Exterior features
Garden, Hurricane Shutters, Lighting
Subdivision
PORT CHARLOTTE SEC 095
Elementary school
Myakka River Elementary
Middle school
L.A. Ainger Middle
High school
Port Charlotte High
Directions
Merge onto I-75 S, take exit 191 toward State Rte 777, continue on State Rte 777. Take W River Rd, Winchester Blvd, and Willmington Blvd toward Kirk Ave in Charlotte County, turn right towards State Rte 777, continue on W River Rd, turn left towards Winchester Blvd, turn left towards Prospect Ave, turn right towards Pennell St, turn left towards Willmington Blvd, turn right toward David Blvd, turn right towards Kirk Ave. The destination is on the left 12231 Kirk Ave Port Charlotte, FL 33981.
Standard status
Active
APN
412106182004
Size
2,324 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 095 5067 0004 PORT CHARLOTTE SEC95 BLK5067 LT4 715/556 DC3687/639-PJM 4815/482 5004/496 5004/45 DEC3215305 CD3305698
Tax Annual Amount
771
Legal Description
PCH 095 5067 0004 PORT CHARLOTTE SEC95 BLK5067 LT4 715/556 DC3687/639-PJM 4815/482 5004/496 5004/45 DEC3215305 CD3305698
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air, Attic Fan
Water source
Well
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
PARADISE REALTY AND INVESTMENT · NextHome
(954) 225-0118
Listed By:
Yury Sanchez · License #3276069
(954) 225-0118
Added: Sep 17, 2025
Changed: Aug 3
Last Checked: Aug 17 at 9:06AM
MLS# TB8429311
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 duplex is currently under construction and designed to be finished to the new owner’s specifications. An active and transferable building permit is in place, and the electrical, plumbing, and HVAC systems are already completed. The structure uses block construction, with a shingle roof and vinyl flooring. Interior features include an open floor plan, in-wall pest system, stone counters, window treatments, and a primary bedroom on the main floor.
The duplex is set on a 0.24-acre lot and is being built as a two-unit layout with 3 bedrooms and 2 bathrooms per unit. Heating is central, and cooling includes central air with an attic fan. Exterior features include garden elements, hurricane shutters, and exterior lighting. Utilities noted include cable availability, with a well for water and a septic tank for sewer.
The property is zoned RMF10 and was built in 2025, with construction described as advanced and ready to be finished.
The duplex is set on a 0.24-acre lot and is being built as a two-unit layout with 3 bedrooms and 2 bathrooms per unit. Heating is central, and cooling includes central air with an attic fan. Exterior features include garden elements, hurricane shutters, and exterior lighting. Utilities noted include cable availability, with a well for water and a septic tank for sewer.
The property is zoned RMF10 and was built in 2025, with construction described as advanced and ready to be finished.
Key Highlights
- Under construction duplex with an active, transferable building permit
- Block construction and shingle roof with vinyl flooring
- 3 bedrooms and 2 bathrooms per 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
$22,481
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
5.98%
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%
$449,620
$449.6K
Cap Rate 7%
$321,157
$321.2K
Cap Rate 9%
$249,789
$249.8K
Market Conditions
NOI Build-Up for 2,324 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
$39.6K $17.04/SF
− Vacancy
−$7.5K −$3.22/SF
EGI
$32.1K $13.82/SF
− OpEx
−$9.6K −$4.15/SF
NOI
$22.5K $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%
$449,620
Cap Rate 7%
$321,157
Cap Rate 9%
$249,789
Alternative Uses
Best Use
Multifamily LT 5
$321.2K
$281.0K – $374.7K
NOI $22,481 @ 7.0% cap · market cap 5.98%
Second Best
Apartment 5plus
$293.1K
$256.5K – $342.0K
NOI $20,518 @ 7.0% cap · market cap 5.46%
Theoretical Best
Office A
$760.9K
$665.8K – $887.8K
NOI $53,266 @ 7.0% cap · market cap 14.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
83
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
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Frequently Asked Questions
What type of property is this?
Duplex - Duplex under construction with a transferable building permit, block construction, and central HVAC plus well and septic utilities.
Where is this duplex located?
The property is located at 12231 KIRK Avenue Port Charlotte, FL.
What is the asking price?
The asking price for this property is $376,000.
What are key features of this property?
This property features: Under construction duplex with an active, transferable building permit; Block construction and shingle roof with vinyl flooring; 3 bedrooms and 2 bathrooms per unit
