Leased Duplex with Private
For Sale
$459,000
12532 BUFFING Road, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,136 SF
Lot Size0.23 Acres
Price / SF$214.89
Days on Market10
Property Features for 12532 BUFFING Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4, Bedroom 5, Bathroom 4, Bedroom 1, Laundry Room, Dining Room, Bedroom 6, Bathroom 3, Bedroom 2
Interior features
Ceiling Fans(s), Living Room/Dining Room Combo, Open Floorplan
Exterior features
Rain Gutters
Subdivision
PORT CHARLOTTE SEC 095
Directions
Willmington Blvd East to Buffing, South on Buffing Rd to property
Standard status
Active
APN
412106282015
Size
2,136 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 095 5082 0019 PORT CHARLOTTE SEC95 BLK5082 LT 19 1143/416 1270/364 4809/1028 CD4846/119 3235083
Tax Annual Amount
7918
Legal Description
PCH 095 5082 0019 PORT CHARLOTTE SEC95 BLK5082 LT 19 1143/416 1270/364 4809/1028 CD4846/119 3235083
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
interior laundry room
luxury vinyl flooring
high ceilings
open-concept layouts
contemporary cabinetry
stainless steel appliances
ample counter space
large walk-in closet
ensuite bath with walk-in shower
tile tub/shower combination
hurricane impact-resistant windows and doors
Building Details
Year built
2022
Building materials
Block
Roof type
Shingle
Listing Agency:
HOMESMART · HomeSmart International
(407) 476-0451
Listed By:
Dariusz Nowak · License #3524736
(847) 738-9697
Added: Aug 15
Changed: Aug 20
Last Checked: Aug 24 at 9:06AM
MLS# TB8539323
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 duplex contains two leased residences totaling 2136 square feet on a 0.23-acre lot. Each unit includes three bedrooms, two bathrooms, a private one-car garage, an interior laundry room, an open-concept living and dining arrangement, and a walk-in closet in the owner's suite. Interior finishes include luxury vinyl flooring, contemporary cabinetry, stainless steel appliances, high ceilings, and ensuite bathrooms with walk-in showers. Guest bathrooms include tile tub and shower combinations.
The property is served by public water and public sewer and includes central air, electric heating, block construction, shingle roofing, rain gutters, and hurricane impact-resistant windows and doors. It is zoned RMF10 and backs to a greenbelt with no rear neighbors. Gulf Coast beaches, golf, dining, shopping, entertainment, schools, hospitals, and recreation are all identified nearby, with Englewood Beach and Boca Grande under 25 minutes away.
The property is served by public water and public sewer and includes central air, electric heating, block construction, shingle roofing, rain gutters, and hurricane impact-resistant windows and doors. It is zoned RMF10 and backs to a greenbelt with no rear neighbors. Gulf Coast beaches, golf, dining, shopping, entertainment, schools, hospitals, and recreation are all identified nearby, with Englewood Beach and Boca Grande under 25 minutes away.
Key Highlights
- Two‑unit duplex with both residences leased
- 2136 square feet on a 0.23‑acre lot
- Each unit offers 3 bedrooms and 2 bathrooms
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
Multi-tenant
Tenancy
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 - Both units are leased and feature open layouts, private garages, and interior laundry rooms.
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: Two‑unit duplex with both residences leased; 2136 square feet on a 0.23‑acre lot; Each unit offers 3 bedrooms and 2 bathrooms
