Leased Duplex with Private
For Sale
$459,000
12532 BUFFING ROAD, Port Charlotte, FL 33981
Two occupied residences offer three-bedroom layouts, individual garages, and durable contemporary finishes.
Property Size2,136 SF
Price / SF$214.89
Days on Market10
Property Features for 12532 BUFFING ROAD
General Information
Standard status
Active
Size
2,136 SF
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Amenities
0.23 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 412106282015, Public Survey Range: 21E, Public Survey Section: 06, Annual Amount: $7,918.04, Tax Block: 5082, Tax Book Number: 10-1, Legal Description: PCH 095 5082 0019 PORT CHARLOTTE SEC95 BLK5082 LT 19 1143/416 1270/364 4809/1028 CD4846/119 3235083, Lot: 19, Year: 2025, Zoning: RMF10
1 space
Central Air
Electric
Laundry Room
Listing ID: MFRTB8539323, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-08-15, 1 day on market, Special Conditions: None
6 total bedrooms
Built in 2022, Living area: 2136, Living area units: Square Feet, Construction Materials: Block
Subdivision: PORT CHARLOTTE SEC 095, MLS Area (Major): 33981 - Port Charlotte, County/Parish: Charlotte
4 total bathrooms
Public, Water Source: Public
Slab
Road Surface: Asphalt
Rain Gutters
Ceiling Fans(s), Living Room/Dining Room Combo, Open Floorplan
Building Details
Year Built
2022
Buildings
1
Listing Agency:
HOMESMART
(407) 476-0451
Listed By:
Dariusz Nowak · License #3524736
Source:
Miharaandassociates
Added: Aug 15
Changed: Aug 24
Last Checked: Aug 24 at 6:34AM
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 HOMESMART
Investment Insights
Based on property information with market context.
This duplex contains 2,136 SF with two separately leased residences. Each unit provides three bedrooms, two bathrooms, a private one-car garage, and an interior laundry room. Open-concept living areas feature high ceilings and luxury vinyl flooring, while the kitchens include contemporary cabinetry, stainless steel appliances, and generous counter space. Primary suites have walk-in closets and ensuite bathrooms with walk-in showers; guest bathrooms include tub-and-shower combinations.
Hurricane impact-resistant windows and doors are installed throughout. The property is connected to public water and sewer and backs to a greenbelt, with no rear neighbors. Both units are currently leased, providing an occupied duplex configuration at 12532 Buffing Road in Port Charlotte, Florida. Englewood Beach and Boca Grande are under 25 minutes away, with Gulf Coast beaches, golf, dining, shopping, entertainment, schools, hospitals, and recreation also within the surrounding area.
Hurricane impact-resistant windows and doors are installed throughout. The property is connected to public water and sewer and backs to a greenbelt, with no rear neighbors. Both units are currently leased, providing an occupied duplex configuration at 12532 Buffing Road in Port Charlotte, Florida. Englewood Beach and Boca Grande are under 25 minutes away, with Gulf Coast beaches, golf, dining, shopping, entertainment, schools, hospitals, and recreation also within the surrounding area.
Key Highlights
- 2,136 SF duplex with two separately leased units
- Each unit includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage
- Interior laundry rooms, open‑concept layouts, high ceilings, and luxury vinyl flooring
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
$20,663
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
4.50%
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%
$413,260
$413.3K
Cap Rate 7%
$295,186
$295.2K
Cap Rate 9%
$229,589
$229.6K
Market Conditions
NOI Build-Up for 2,136 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
$36.4K $17.04/SF
− Vacancy
−$6.9K −$3.22/SF
EGI
$29.5K $13.82/SF
− OpEx
−$8.9K −$4.15/SF
NOI
$20.7K $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%
$413,260
Cap Rate 7%
$295,186
Cap Rate 9%
$229,589
Alternative Uses
Best Use
Multifamily LT 5
$295.2K
$258.3K – $344.4K
NOI $20,663 @ 7.0% cap · market cap 4.50%
Second Best
Apartment 5plus
$269.4K
$235.7K – $314.3K
NOI $18,858 @ 7.0% cap · market cap 4.11%
Theoretical Best
Office A
$699.4K
$612.0K – $816.0K
NOI $48,957 @ 7.0% cap · market cap 10.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
85
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 occupied residences offer three-bedroom layouts, individual garages, and durable contemporary finishes.
Where is this duplex located?
The property is located at 12532 BUFFING ROAD Port Charlotte, FL.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: 2,136 SF duplex with two separately leased units; Each unit includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage; Interior laundry rooms, open‑concept layouts, high ceilings, and luxury vinyl flooring
