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    The Largest CRE Database in the US with Over 1 Million Listings

    12258 Henley Ave Port Charlotte, FL 33981

    Sponsored
    For Sale
    $519,500

    Duplex - PORT CHARLOTTE, FL

    Type:Duplex
    Property size:
    1,162 SF
    Lot size:
    0.32 Acres
    Days on Market:
    8
    Last Refresh:
    Feb 2 at 6:06 pm

    Property Features for 12258 Henley Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Property condition
    New Construction
    Standard status
    Active
    Zoning
    RMF10
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    6
    APN
    412106379030
    Parking features
    Driveway, Off Street
    Pets allowed
    Yes
    Interior features
    Eat-in Kitchen, Open Floorplan, Thermostat
    Exterior features
    Corner Lot, Paved, Sliding Doors
    Appliances
    Dishwasher, Microwave, Range, Refrigerator, Washer
    Size
    1,162 SF
    Lot size
    0.32 Acres

    Utilities

    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air

    Building Details

    Year built
    2025
    Number of units
    2
    Flooring type
    Vinyl
    Building materials
    HardiPlank Type, Stucco
    Roof type
    Shingle
    Architectural style
    Other
    BuilderName
    ORDONEZ ORDONEZ CONSTRUCTION INC

    We can help!

    Listing Contact
    Leo Albanes
    Leo Albanes

    Charlotte County Properties Inc (941) 626-9000

    Listing agent Leo Albanes (941) 626-9000 License #3054900

    Listing date Jan 26, 2026

    MLS# C7514299 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    New Port Charlotte Duplex

    This is a brand new duplex located in Port Charlotte, Florida. Each unit features 3 bedrooms and 2 bathrooms, with 1162 square feet of air-conditioned living space. The property is connected to public water and is not subject to HOA, deed restrictions, or CDD fees. It is also located outside of a flood zone. Each unit features an open floor plan with luxury vinyl plank flooring. The kitchens include shaker cabinets, quartz counters, stainless steel appliances, a breakfast bar, and a dinette area. The primary suites have ensuite bathrooms and walk-in closets. The two additional bedrooms and the second bath provide space for family and friends. Each unit also has an inside laundry closet with washer and dryer hookups. Sliders lead to a covered lanai and a large yard. The property is situated in a quiet neighborhood across from a golf course and close to the beaches of Boca Grande and Manasota Key/Englewood Beach, as well as shopping, restaurants, and entertainment. The property is suitable as a dual rental investment, for multi-generational living, or to live in one side and rent the other. The lot size is 0.32 acres. The zoning is RMF10.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.247709
    Latitude
    26.9318

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    FAQs

    What type of property is this?
    Duplex - New duplex in Port Charlotte, each unit with 3 beds/2 baths.
    Where is this duplex located?
    The property is located at 12258 Henley Ave Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is $519,500.
    What are key features of this property?
    This property features: - Brand new duplex: Never lived in, offering immediate rental income potential or multi-generational living options.; - No HOA, No Deed Restrictions, NO CDD, and NOT in a Flood zone: Provides significant cost savings and freedom from community regulations.; - Each unit features 3 bedrooms & 2 bathrooms with 1162sq of Air-conditioned living space: Ideal for families or renters.
    (941) 626-9000
    Request Owner's contact information
    12258 Henley Ave Port Charlotte, FL 33981
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    Port Charlotte, FL 33981
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    12258 Henley Ave Port Charlotte, FL 33981
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    We can help!
    Listing Contact
    Leo Albanes
    Leo Albanes
    Real Estate License ID: 3054900
    (941) 626-9000
    Learn more
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