Modern Duplex with Private
For Sale
$399,900
11057 & 11059 PENDLETON AVE, Englewood, FL 34224
Each residence includes two bedrooms, two bathrooms, and an individual entrance.
Property Size2,096 SF
Days on Market267
Property Features for 11057 & 11059 PENDLETON AVE
General Information
Standard status
Active
Size
2,096 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$7,640
Building Details
Building Size
2,096 SF
Year Built
2023
Buildings
1
Tenancy
Multi
Listing Agency:
CENTURY 21 SUNBELT REALTY
(941) 626-5432
Listed By:
Jayson Burtch · License #697135
Source:
Nixandassociates
Added: Nov 26, 2025
Changed: Aug 12
Last Checked: Aug 19 at 2:43PM
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 CENTURY 21 SUNBELT REALTY
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains two separate residences, each with two bedrooms, two bathrooms, a private entrance, and its own laundry area. Both sides feature open living spaces, LVT flooring, contemporary kitchens with granite countertops, updated cabinetry, and ample storage. The configuration supports separate occupancy while maintaining a consistent finish package throughout the property.
Located on Pendleton Avenue in Englewood, the property is near shopping, dining, schools, entertainment, Manasota Key, Englewood Beach, and Southwest Florida’s Gulf Coast beaches. No HOA fees are identified in the property information.
Located on Pendleton Avenue in Englewood, the property is near shopping, dining, schools, entertainment, Manasota Key, Englewood Beach, and Southwest Florida’s Gulf Coast beaches. No HOA fees are identified in the property information.
Key Highlights
- 2023‑built duplex with two separate residences
- Each side offers 2 bedrooms and 2 bathrooms
- Private laundry and separate entrances for both residences
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
$20,276
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
5.07%
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%
$405,520
$405.5K
Cap Rate 7%
$289,657
$289.7K
Cap Rate 9%
$225,289
$225.3K
Market Conditions
NOI Build-Up for 2,096 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
$35.7K $17.04/SF
− Vacancy
−$6.8K −$3.22/SF
EGI
$29.0K $13.82/SF
− OpEx
−$8.7K −$4.15/SF
NOI
$20.3K $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%
$405,520
Cap Rate 7%
$289,657
Cap Rate 9%
$225,289
Alternative Uses
Best Use
Multifamily LT 5
$289.7K
$253.5K – $337.9K
NOI $20,276 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$264.4K
$231.3K – $308.4K
NOI $18,505 @ 7.0% cap · market cap 4.63%
Theoretical Best
Office A
$686.3K
$600.5K – $800.7K
NOI $48,040 @ 7.0% cap · market cap 12.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
142
Businesses Nearby
Explore this area
Business Placement
Demographics for 34224, FL
16,379
Population
11,333
Households
1.4
Avg Household Size
63
Median Age
21%
College-Educated
94%
High-School Grad
12.8 sq mi
ZIP Area
1,280
Density / Sq Mi
$56,862
Median Household Income
$34,450
Median Earnings
$1,219
Median Rent
$262,200
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 - Each residence includes two bedrooms, two bathrooms, and an individual entrance.
Where is this duplex located?
The property is located at 11057 & 11059 PENDLETON AVE Englewood, FL.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 2023‑built duplex with two separate residences; Each side offers 2 bedrooms and 2 bathrooms; Private laundry and separate entrances for both residences
