Duplex with Separate Utility
For Sale
$350,000
1685 SHADOW LN, Englewood, FL 34224
Two matching units provide practical layouts, shared laundry, and secured storage for residents or ownership use.
Property Size1,792 SF
Days on Market11
Property Features for 1685 SHADOW LN
General Information
Standard status
Active
Size
1,792 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,856
Amenities
shared laundry facilities
secured storage room
Building Details
Building Size
1,792 SF
Year Built
1987
Listing Agency:
REALTY ONE GROUP MVP
(941) 928-7444
Listed By:
Chadwick Knight · License #3321115
Source:
Nixandassociates
Added: Aug 21
Changed: Aug 29
Last Checked: Aug 30 at 11:59PM
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 REALTY ONE GROUP MVP
Investment Insights
Based on property information with market context.
This duplex contains 1,792 square feet and was built in 1987. Both residences feature two bedrooms, one bathroom, tile flooring, and straightforward finishes designed for everyday upkeep. Utility service is separately metered for electric and water at each unit, while shared laundry and a secured storage room add functional support space. The roof was replaced in 2023.
Positioned near the end of Shadow Lane in Englewood, the property is close to trails at Oyster Creek Park. An established rental history is also associated with the property, providing operating history for review.
Positioned near the end of Shadow Lane in Englewood, the property is close to trails at Oyster Creek Park. An established rental history is also associated with the property, providing operating history for review.
Key Highlights
- Two‑unit duplex with 1,792 square feet, built in 1987
- Each unit includes 2 bedrooms and 1 bathroom
- Separate electric and water meters serve each unit
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
$17,335
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
4.95%
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%
$346,700
$346.7K
Cap Rate 7%
$247,643
$247.6K
Cap Rate 9%
$192,611
$192.6K
Market Conditions
NOI Build-Up for 1,792 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
$30.5K $17.04/SF
− Vacancy
−$5.8K −$3.22/SF
EGI
$24.8K $13.82/SF
− OpEx
−$7.4K −$4.15/SF
NOI
$17.3K $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%
$346,700
Cap Rate 7%
$247,643
Cap Rate 9%
$192,611
Alternative Uses
Best Use
Multifamily LT 5
$247.6K
$216.7K – $288.9K
NOI $17,335 @ 7.0% cap · market cap 4.95%
Second Best
Apartment 5plus
$226.0K
$197.8K – $263.7K
NOI $15,821 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$586.8K
$513.4K – $684.6K
NOI $41,073 @ 7.0% cap · market cap 11.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
368
Businesses Nearby
Explore this area
Business Placement
Demographics for 34224, FL
16,379
Population
11,333
Households
1.4
Avg Household Size
63
Median Age
21%
College-Educated
94%
High-School Grad
12.8 sq mi
ZIP Area
1,280
Density / Sq Mi
$56,862
Median Household Income
$34,450
Median Earnings
$1,219
Median Rent
$262,200
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 matching units provide practical layouts, shared laundry, and secured storage for residents or ownership use.
Where is this duplex located?
The property is located at 1685 SHADOW LN Englewood, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,792 square feet, built in 1987; Each unit includes 2 bedrooms and 1 bathroom; Separate electric and water meters serve each unit
