Remodeled Duplex with
For Sale
$480,000
628 BLUEBILL Ct, Poinciana, FL 34759
Turnkey duplex in Poinciana with long-term tenants and garages.
Property Size2,388 SF
Lot Size0.19 Acres
Days on Market282
Property Features for 628 BLUEBILL Ct
General Information
Standard status
Active
Size
2,388 SF
Lot size
0.19 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$4,036
Building Details
Building Size
2,388 SF
Year Built
2006
Units
2
Listed By:
Cristina Burgos · License #3290252
(407) 361-7193
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 14
Last Checked: Sep 4 at 9:13AM
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 Cristina Burgos
Investment Insights
Based on property information with market context.
This remodeled duplex presents an investment opportunity in the rapidly growing area of Poinciana. The side-by-side duplex features long-term residents already in place. Each side offers three bedrooms and two bathrooms, along with a washer and dryer. Uniquely, the property includes a one-car garage on each side. The property has been recently painted inside and outside, and features a new roof and new A/C unit. The interior includes updated cabinetry, flooring, interior paint, and bathrooms. This property is intended as an investment property, and is practically maintenance-free. One unit could be owner-occupied while the other is rented to offset mortgage payments.
Key Highlights
- Turnkey investment property with long‑term tenants in place.
- Each unit boasts 3 bedrooms and 2 bathrooms.
- Each unit includes a 1‑car garage.
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
$25,320
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
5.27%
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%
$506,400
$506.4K
Cap Rate 7%
$361,714
$361.7K
Cap Rate 9%
$281,333
$281.3K
Market Conditions
NOI Build-Up for 2,388 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
$38.7K $16.20/SF
− Vacancy
−$2.5K −$1.05/SF
EGI
$36.2K $15.15/SF
− OpEx
−$10.9K −$4.54/SF
NOI
$25.3K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$506,400
Cap Rate 7%
$361,714
Cap Rate 9%
$281,333
Alternative Uses
Best Use
Multifamily LT 5
$361.7K
$316.5K – $422.0K
NOI $25,320 @ 7.0% cap · market cap 5.27%
Second Best
Apartment 5plus
$323.1K
$282.7K – $377.0K
NOI $22,619 @ 7.0% cap · market cap 4.71%
Theoretical Best
Office A
$573.9K
$502.1K – $669.5K
NOI $40,170 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
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 - Turnkey duplex in Poinciana with long-term tenants and garages.
Where is this duplex located?
The property is located at 628 BLUEBILL Ct Poinciana, FL.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: Turnkey investment property with long‑term tenants in place.; Each unit boasts 3 bedrooms and 2 bathrooms.; Each unit includes a 1‑car garage.
