Duplex With Luxury
For Sale
$485,000
12030 TETZEL Avenue, Port Charlotte, FL 33981
MULTI_FAMILY - PORT CHARLOTTE, FL
Property Size2,400 SF
Lot Size0.23 Acres
Price / SF$202.08
Days on Market801
Property Features for 12030 TETZEL 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 2, Bedroom 4, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 2, Family Room, Bathroom 4, Bathroom 1, Bathroom 3, Bedroom 3
Window features
Blinds
Patio and Porch features
Porch
Interior features
Kitchen/Family Room Combo, Solid Wood Cabinets, Split Bedroom, Stone Counters, Thermostat, Vaulted Ceiling(s), Walk-In Closet(s), Window Treatments
Exterior features
Private Mailbox, Sliding Doors
Appliances
Dishwasher, Disposal, Dryer, Electric Water Heater, Kitchen Reverse Osmosis System, Microwave, Range, Refrigerator, Washer, Water Filtration System, Water Purifier, Water Softener, Whole House R.O. System
Subdivision
PORT CHARLOTTE SEC 072
High school
Port Charlotte High
Directions
776 / McCall Rd West to. NORTH / Right Shalimar St. to EAST / Right Tetzel Ave. Sits on the LEFT address: 12030 Tetzel Ave. See For Sale sign.
Standard status
Active
APN
412106351004
Size
2,400 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
PCH 072 3796 0009 PORT CHARLOTTE SEC72 BLK3796 LT 9 471/953 548/2021-1/2 INT AFF2300/50 2300/52 2303/1082 CT3898/1065 3917/2082 3917/2091 3937/1309 4855/1273 DEC4977/113 DEC5007/919
Tax Annual Amount
7560
Legal Description
PCH 072 3796 0009 PORT CHARLOTTE SEC72 BLK3796 LT 9 471/953 548/2021-1/2 INT AFF2300/50 2300/52 2303/1082 CT3898/1065 3917/2082 3917/2091 3937/1309 4855/1273 DEC4977/113 DEC5007/919
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well, Public
Amenities
laundry room
water purifier
water softener
reverse osmosis system
Building Details
Year built
2024
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
RE/MAX PALM REALTY · RE/MAX International
(941) 743-5525
Listed By:
Adam Keller · License #3317801
(941) 286-8783
Added: Jun 10, 2024
Changed: Aug 17
Last Checked: Aug 19 at 3:06PM
MLS# C7493889
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 2024 duplex contains two three-bedroom, two-bath residences, each with 1,200 square feet of air-conditioned living area and a private one-car garage. Combined property size is 2,400 square feet, with additional garage area bringing each side to more than 1,480 square feet. Interior features include quartz countertops, shaker cabinetry, stainless steel appliances, luxury vinyl plank flooring, nine-foot ceilings, spa-inspired bathrooms, walk-in closets, and dedicated laundry rooms. Each residence also includes water purification, softening, and reverse-osmosis equipment.
The property occupies 0.23 acres in Port Charlotte and is zoned RMF10. It currently uses well water and a septic tank, while public water has been extended along the street for a potential private connection. Central air, electric heat, impact-resistant windows and sliders, block construction, shingle roofing, and porches are also in place. The surrounding area includes beaches, parks, golf courses, outdoor entertainment venues, and access to regional airports in Fort Myers, Sarasota, and Punta Gorda.
The property occupies 0.23 acres in Port Charlotte and is zoned RMF10. It currently uses well water and a septic tank, while public water has been extended along the street for a potential private connection. Central air, electric heat, impact-resistant windows and sliders, block construction, shingle roofing, and porches are also in place. The surrounding area includes beaches, parks, golf courses, outdoor entertainment venues, and access to regional airports in Fort Myers, Sarasota, and Punta Gorda.
Key Highlights
- Two‑unit duplex with 2,400 square feet of total property size
- Each side offers 1,200 square feet of air‑conditioned living space, plus a private one‑car garage
- Each residence has 3 bedrooms, 2 bathrooms, a laundry room, and a private 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
$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
4.79%
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 4.79%
Second Best
Apartment 5plus
$302.7K
$264.9K – $353.2K
NOI $21,189 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$785.8K
$687.6K – $916.8K
NOI $55,008 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
75
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 - Two attached residences feature private garages, laundry rooms, impact-rated openings, and water-treatment systems.
Where is this duplex located?
The property is located at 12030 TETZEL Avenue Port Charlotte, FL.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,400 square feet of total property size; Each side offers 1,200 square feet of air‑conditioned living space, plus a private one‑car garage; Each residence has 3 bedrooms, 2 bathrooms, a laundry room, and a private garage
