Duplex With Efficiency
For Sale
$299,000
25 1ST AVE, Englewood, FL 34223
Two-bedroom residence includes a separate guest unit, screened lanai, and single-car garage.
Property Size1,097 SF
Days on Market312
Property Features for 25 1ST AVE
General Information
Standard status
Active
Size
1,097 SF
Total Parking Spaces
1
Property subtype
Duplex
Units
Unit Mix
1 x 2BR/1.5BA, 1 x efficiency
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,720
Amenities
xeriscaping
privacy fencing
screened lanai
laundry area
paver patio
kitchenette
walk-in shower
Building Details
Building Size
1,097 SF
Year Built
1971
Buildings
2
Listing Agency:
RE/MAX ALLIANCE GROUP
(941) 270-1460
Listed By:
Carla Stiver, PA · License #3039882
Source:
Nixandassociates
Added: Oct 1, 2025
Changed: Aug 5
Last Checked: Aug 8 at 9:09AM
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 ALLIANCE GROUP
Investment Insights
Based on property information with market context.
This duplex-style property combines a two-bedroom main residence with a detached 320-square-foot efficiency cottage. The primary home includes tile flooring in the main living areas, a kitchen with granite countertops and soft-close wood cabinetry, and a screened lanai accessed through sliding glass doors. The shared bathroom features a granite vanity and shower-tub combination, while the garage provides a laundry area and half bath. A single-car garage, privacy fencing, xeriscaping, an oak tree, and a paver patio complete the property. The cottage offers an open living, dining, sleeping, and kitchenette arrangement, plus a bathroom with a walk-in shower and single-sink vanity.
Located at 25 1st Avenue in Englewood, the property is less than three miles from the beach and lies within the X flood zone. Venice Beach and Downtown are less than 15 miles away, while Port Charlotte is less than 17 miles away.
Located at 25 1st Avenue in Englewood, the property is less than three miles from the beach and lies within the X flood zone. Venice Beach and Downtown are less than 15 miles away, while Port Charlotte is less than 17 miles away.
Key Highlights
- Detached 320‑square‑foot efficiency cottage
- Two‑bedroom main residence with separate efficiency unit
- Main home includes a screened lanai and paver patio
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
$10,612
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
3.55%
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%
$212,240
$212.2K
Cap Rate 7%
$151,600
$151.6K
Cap Rate 9%
$117,911
$117.9K
Market Conditions
NOI Build-Up for 1,097 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
$18.7K $17.04/SF
− Vacancy
−$3.5K −$3.22/SF
EGI
$15.2K $13.82/SF
− OpEx
−$4.5K −$4.15/SF
NOI
$10.6K $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%
$212,240
Cap Rate 7%
$151,600
Cap Rate 9%
$117,911
Alternative Uses
Best Use
Multifamily LT 5
$151.6K
$132.7K – $176.9K
NOI $10,612 @ 7.0% cap · market cap 3.55%
Second Best
Apartment 5plus
$138.4K
$121.1K – $161.4K
NOI $9,685 @ 7.0% cap · market cap 3.24%
Theoretical Best
Office A
$359.2K
$314.3K – $419.1K
NOI $25,143 @ 7.0% cap · market cap 8.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
320
Businesses Nearby
Explore this area
Business Placement
Demographics for 34223, FL
19,118
Population
14,484
Households
1.3
Avg Household Size
66
Median Age
39%
College-Educated
96%
High-School Grad
41.9 sq mi
ZIP Area
456
Density / Sq Mi
$70,155
Median Household Income
$39,486
Median Earnings
$1,288
Median Rent
$358,000
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-bedroom residence includes a separate guest unit, screened lanai, and single-car garage.
Where is this duplex located?
The property is located at 25 1ST AVE Englewood, FL.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Detached 320‑square‑foot efficiency cottage; Two‑bedroom main residence with separate efficiency unit; Main home includes a screened lanai and paver patio
