2025-Built
For Sale
$371,654
12231 KIRK AVENUE 2, Port Charlotte, FL 33981
Two-unit residential property with RMF10 zoning, central air, and open-plan interiors with stone countertops.
Property Size2,466 SF
Price / SF$159.92
Days on Market331
Property Features for 12231 KIRK AVENUE 2
General Information
Standard status
Active
Size
2,466 SF
Property subtype
Residential Income
Zoning
RMF10
Taxes and HOA fees
Annual Taxes
$771
Amenities
Central Air, Attic Fan
Central
Open Floorplan, Stone Counters
Attached
Garden, Lighting
Building Details
Building Size
2,466 SF
Year Built
2025
Listing Agency:
NEXTHOME PARADISE REALTY
(954) 225-0118
Listed By:
Yury Sanchez · License #3276069
(954) 225-0118
Source:
Evrealestate
Added: Oct 6, 2025
Changed: Aug 31
Last Checked: Aug 31 at 1:43PM
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 NEXTHOME PARADISE REALTY
Investment Insights
Based on property information with market context.
This duplex was built in 2025 and contains 2,324 square feet of property size. Interior features include central air, an attic fan, an open floorplan, and stone counters. Exterior details include attached elements, garden features, and lighting.
The property is located at 12231 Kirk Avenue 2 in Port Charlotte, Florida, within Charlotte County. RMF10 zoning supports its classification as a duplex property.
The property is located at 12231 Kirk Avenue 2 in Port Charlotte, Florida, within Charlotte County. RMF10 zoning supports its classification as a duplex property.
Key Highlights
- Duplex with 2,324 square feet of property size
- Built in 2025
- RMF10 zoning
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
6.05%
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 6.05%
Second Best
Apartment 5plus
$293.1K
$256.5K – $342.0K
NOI $20,518 @ 7.0% cap · market cap 5.52%
Theoretical Best
Office A
$760.9K
$665.8K – $887.8K
NOI $53,266 @ 7.0% cap · market cap 14.33%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with RMF10 zoning, central air, and open-plan interiors with stone countertops.
Where is this duplex located?
The property is located at 12231 KIRK AVENUE 2 Port Charlotte, FL.
What is the asking price?
The asking price for this property is $371,654.
What are key features of this property?
This property features: Duplex with 2,324 square feet of property size; Built in 2025; RMF10 zoning
