Two-Unit Duplex with Storage
For Sale
$339,000
12048 Henley Avenue A & B, Port Charlotte, FL 33981
Duplex offering two 2-bedroom, 1-bath units, each with a dedicated storage shed and washers and dryers.
Property Size1,392 SF
Price / SF$243.53
Days on Market50
Property Features for 12048 Henley Avenue A & B
General Information
Standard status
Active
Size
1,392 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1986
Tenancy
Multi
Listing Agency:
BRIGHT REALTY
Listed By:
Amanda Erdman · License #3423296
(270) 519-6016
Source:
Whitesandsfl
Added: Jul 20
Changed: Aug 22
Last Checked: Sep 6 at 10:46AM
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 BRIGHT REALTY
Investment Insights
Based on property information with market context.
This duplex includes two separate residential units, labeled A and B, with each unit featuring 2 bedrooms and 1 bathroom. Each unit also comes with its own storage shed, and washers and dryers are located in the sheds.
The property is described as being in a convenient area between Englewood and Port Charlotte, with easy access to 776/McCall Rd and proximity to shopping, schools, dining, beaches, and golf courses.
As presented, the ownership opportunity provides two similar, self-contained units within a single duplex configuration, each supported by in-shed laundry and dedicated storage.
The property is described as being in a convenient area between Englewood and Port Charlotte, with easy access to 776/McCall Rd and proximity to shopping, schools, dining, beaches, and golf courses.
As presented, the ownership opportunity provides two similar, self-contained units within a single duplex configuration, each supported by in-shed laundry and dedicated storage.
Key Highlights
- Duplex built in 1986 with two units
- Each unit features 2 bedrooms and 1 bathroom
- Each unit includes a dedicated storage shed
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
$13,466
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
3.97%
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%
$269,320
$269.3K
Cap Rate 7%
$192,371
$192.4K
Cap Rate 9%
$149,622
$149.6K
Market Conditions
NOI Build-Up for 1,392 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
$23.7K $17.04/SF
− Vacancy
−$4.5K −$3.22/SF
EGI
$19.2K $13.82/SF
− OpEx
−$5.8K −$4.15/SF
NOI
$13.5K $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%
$269,320
Cap Rate 7%
$192,371
Cap Rate 9%
$149,622
Alternative Uses
Best Use
Multifamily LT 5
$192.4K
$168.3K – $224.4K
NOI $13,466 @ 7.0% cap · market cap 3.97%
Second Best
Apartment 5plus
$175.6K
$153.6K – $204.8K
NOI $12,289 @ 7.0% cap · market cap 3.63%
Theoretical Best
Office A
$455.8K
$398.8K – $531.8K
NOI $31,905 @ 7.0% cap · market cap 9.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
69
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 - Duplex offering two 2-bedroom, 1-bath units, each with a dedicated storage shed and washers and dryers.
Where is this duplex located?
The property is located at 12048 Henley Avenue A & B Port Charlotte, FL.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Duplex built in 1986 with two units; Each unit features 2 bedrooms and 1 bathroom; Each unit includes a dedicated storage shed
