New Construction 2-Unit
For Sale
$518,500
Pending
12046 TETZEL AVENUE, Port Charlotte, FL 33981
Two residences offer tile flooring, open layouts, modern finishes, and dedicated driveway parking.
Property Size2,694 SF
Days on Market612
Property Features for 12046 TETZEL AVENUE
General Information
Standard status
Pending
Size
2,694 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$835
Building Details
Year Built
2025
Listing Agency:
OWN AND PROSPER COLLECTIVE, LLC
(312) 752-7124
Listed By:
Angie Taggart · License #3540485
(312) 752-7124
Source:
Exitrealty
Added: Dec 27, 2024
Changed: Aug 30
Last Checked: Aug 31 at 4:18PM
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 OWN AND PROSPER COLLECTIVE, LLC
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains two residential units, each with three bedrooms and two bathrooms. Both units feature tile flooring throughout, open floor plans, modern design elements, and quality finishes. Each residence has driveway parking, while city water serves the property. A seven-year home warranty is included.
The property is located at 12046 Tetzel Avenue in Port Charlotte, Florida, near shopping, schools, major highways, beaches, and recreational areas. The site is identified as being outside a flood zone, adding a notable physical characteristic for residents and property owners.
The two-unit configuration supports separate household living within one building, with matching three-bedroom, two-bath layouts across both residences.
The property is located at 12046 Tetzel Avenue in Port Charlotte, Florida, near shopping, schools, major highways, beaches, and recreational areas. The site is identified as being outside a flood zone, adding a notable physical characteristic for residents and property owners.
The two-unit configuration supports separate household living within one building, with matching three-bedroom, two-bath layouts across both residences.
Key Highlights
- Two units, each with 3 bedrooms and 2 bathrooms
- New construction completed in 2025
- Tile flooring throughout both units
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
$26,061
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
5.03%
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%
$521,220
$521.2K
Cap Rate 7%
$372,300
$372.3K
Cap Rate 9%
$289,567
$289.6K
Market Conditions
NOI Build-Up for 2,694 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
$45.9K $17.04/SF
− Vacancy
−$8.7K −$3.22/SF
EGI
$37.2K $13.82/SF
− OpEx
−$11.2K −$4.15/SF
NOI
$26.1K $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%
$521,220
Cap Rate 7%
$372,300
Cap Rate 9%
$289,567
Alternative Uses
Best Use
Multifamily LT 5
$372.3K
$325.8K – $434.4K
NOI $26,061 @ 7.0% cap · market cap 5.03%
Second Best
Apartment 5plus
$339.8K
$297.3K – $396.4K
NOI $23,784 @ 7.0% cap · market cap 4.59%
Theoretical Best
Office A
$882.1K
$771.8K – $1.03M
NOI $61,746 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
75
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 residences offer tile flooring, open layouts, modern finishes, and dedicated driveway parking.
Where is this duplex located?
The property is located at 12046 TETZEL AVENUE Port Charlotte, FL.
What is the asking price?
The asking price for this property is $518,500.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 2 bathrooms; New construction completed in 2025; Tile flooring throughout both units
