Updated Duplex Rental
For Sale
$380,000
12125 Margarita Ave, North Port, FL 34287
Each unit features modern granite kitchens, remodeled baths, in-unit laundry, and dedicated covered parking.
Property Size1,585 SF
Price / SF$239.75
Days on Market40
Property Features for 12125 Margarita Ave
General Information
Standard status
Active
Size
1,585 SF
Property subtype
Multi-Family
Building Details
Year Built
1969
Listing Agency:
RE/MAX PALM REALTY OF VENICE
(941) 525-6818
Listed By:
Regina Melman · License #3455400
Source:
Whitesandsfl
Added: Jul 21
Changed: Aug 12
Last Checked: Aug 28 at 12:58PM
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 RE/MAX PALM REALTY OF VENICE
Investment Insights
Based on property information with market context.
This updated duplex offers two separate, self-contained units. Both units feature tile flooring throughout, modern kitchens with granite countertops, tile backsplash, and stainless steel appliances, along with fully equipped kitchens. The bathrooms have been completely remodeled, and each unit includes its own laundry area for added convenience. Outside, each unit has a full carport plus additional paved driveway parking, and there is a storage shed in the backyard.
The property has had major updates including new electric panels, a water filtration system, windows, gutters, and a paved driveway. Additional mechanical improvements include a new roof (2025), drainfields replaced in November 2012, a new well and pump (2025), and air conditioning in Unit 1 (2015) and Unit 2 (August 2018).
Located within walking distance of Warm Mineral Springs and close to shopping, restaurants, banking, and medical facilities, this duplex is positioned for either short-term or long-term rental use. It is not in a flood zone.
The property has had major updates including new electric panels, a water filtration system, windows, gutters, and a paved driveway. Additional mechanical improvements include a new roof (2025), drainfields replaced in November 2012, a new well and pump (2025), and air conditioning in Unit 1 (2015) and Unit 2 (August 2018).
Located within walking distance of Warm Mineral Springs and close to shopping, restaurants, banking, and medical facilities, this duplex is positioned for either short-term or long-term rental use. It is not in a flood zone.
Key Highlights
- Year built 1969 duplex with two fully equipped kitchens featuring granite countertops and stainless steel appliances
- Both units have remodeled bathrooms and dedicated laundry areas
- Major updates include electric panels, water filtration system, windows, gutters, and a paved driveway
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
$16,198
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
4.26%
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%
$323,960
$324.0K
Cap Rate 7%
$231,400
$231.4K
Cap Rate 9%
$179,978
$180.0K
Market Conditions
NOI Build-Up for 1,585 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
$25.7K $16.20/SF
− Vacancy
−$2.5K −$1.60/SF
EGI
$23.1K $14.60/SF
− OpEx
−$6.9K −$4.38/SF
NOI
$16.2K $10.22/SF
Area
Sarasota County, FL
Vacancy
9.88%
Lease Rate
$16.20 /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%
$323,960
Cap Rate 7%
$231,400
Cap Rate 9%
$179,978
Alternative Uses
Best Use
Multifamily LT 5
$231.4K
$202.5K – $270.0K
NOI $16,198 @ 7.0% cap · market cap 4.26%
Second Best
Apartment 5plus
$206.2K
$180.4K – $240.6K
NOI $14,435 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$450.5K
$394.2K – $525.6K
NOI $31,533 @ 7.0% cap · market cap 8.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
Explore this area
Business Placement
Demographics for 34287, FL
26,277
Population
15,713
Households
1.7
Avg Household Size
59
Median Age
23%
College-Educated
92%
High-School Grad
17.4 sq mi
ZIP Area
1,510
Density / Sq Mi
$64,229
Median Household Income
$39,509
Median Earnings
$1,296
Median Rent
$235,400
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 - Each unit features modern granite kitchens, remodeled baths, in-unit laundry, and dedicated covered parking.
Where is this duplex located?
The property is located at 12125 Margarita Ave North Port, FL.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Year built 1969 duplex with two fully equipped kitchens featuring granite countertops and stainless steel appliances; Both units have remodeled bathrooms and dedicated laundry areas; Major updates include electric panels, water filtration system, windows, gutters, and a paved driveway
