Four-Bedroom
New
For Sale
$235,000
2558 N COUNTY RD #470, Lake Panasoffkee, FL 33538
MULTI_FAMILY - LAKE PANASOFFKEE, FL
Property Size1,656 SF
Lot Size0.44 Acres
Price / SF$141.91
Days on Market5
Property Features for 2558 N COUNTY RD #470
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RES
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 2
Interior features
Ninguno
Subdivision
SUMTERVILLE
Directions
Travel North on County Rd 470. Property is located on the left hand side.
Standard status
Active
APN
F32-010
Size
1,656 SF
Lot size
0.44 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COMM AT SE COR OF LOT 13 BLK 18 PANACOOCHEE RETREATS UNIT 3 PB 3 PG 16 RUNN 00 DEG 01 MIN 51 SEC W 51.30 FT TO POB CONTN 00 DEG 01 MIN 51 SEC W 112.02 FT N 77 DEG 23 MIN 12 SEC E 105.33 FT TO W R/W & CURVE CONCAVE NE/LY A DIST OF 92.23 FTHAVING A RAD IUS OF 1975.86 FT & CHORD BEARING S 15 DEG 24 MIN 23 SEC E 92.23 FT S 70 DEG 11 MIN 34 SEC W 142.90 FT TO POB
Tax Annual Amount
1631
Legal Description
COMM AT SE COR OF LOT 13 BLK 18 PANACOOCHEE RETREATS UNIT 3 PB 3 PG 16 RUNN 00 DEG 01 MIN 51 SEC W 51.30 FT TO POB CONTN 00 DEG 01 MIN 51 SEC W 112.02 FT N 77 DEG 23 MIN 12 SEC E 105.33 FT TO W R/W & CURVE CONCAVE NE/LY A DIST OF 92.23 FTHAVING A RAD IUS OF 1975.86 FT & CHORD BEARING S 15 DEG 24 MIN 23 SEC E 92.23 FT S 70 DEG 11 MIN 34 SEC W 142.90 FT TO POB
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1983
Building materials
Block
Roof type
Shingle
Listing Agency:
BLUE LIGHTHOUSE REALTY INC
(855) 550-0528
Listed By:
Jorge Zea · License #277008888
(855) 550-0528
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 11 at 11:06PM
MLS# O6431917
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex provides four bedrooms and two bathrooms within 1,656 square feet on a 0.44-acre residential site. Built in 1983, the property features block construction, a shingle roof, central heating, and central air conditioning. The interior room layout includes four bedrooms and two bathrooms, while the property is served by public water and a septic tank.
The property is located at 2558 N County Rd #470 in Lake Panasoffkee, Sumter County, Florida. RES zoning supports its residential classification. The site’s position along N County Rd #470 provides a defined road address for the duplex.
The property is located at 2558 N County Rd #470 in Lake Panasoffkee, Sumter County, Florida. RES zoning supports its residential classification. The site’s position along N County Rd #470 provides a defined road address for the duplex.
Key Highlights
- 4/2 duplex on 0.44 acres
- 1,656 square feet with four bedrooms and two bathrooms
- Block construction with a shingle roof
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
$17,931
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
7.63%
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%
$358,620
$358.6K
Cap Rate 7%
$256,157
$256.2K
Cap Rate 9%
$199,233
$199.2K
Market Conditions
NOI Build-Up for 1,656 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
$27.0K $16.32/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$25.6K $15.47/SF
− OpEx
−$7.7K −$4.64/SF
NOI
$17.9K $10.83/SF
Area
Sumter County, FL
Vacancy
5.22%
Lease Rate
$16.32 /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%
$358,620
Cap Rate 7%
$256,157
Cap Rate 9%
$199,233
Alternative Uses
Best Use
Multifamily LT 5
$256.2K
$224.1K – $298.9K
NOI $17,931 @ 7.0% cap · market cap 7.63%
Second Best
Apartment 5plus
$236.1K
$206.6K – $275.4K
NOI $16,526 @ 7.0% cap · market cap 7.03%
Theoretical Best
Office A
$474.1K
$414.8K – $553.1K
NOI $33,186 @ 7.0% cap · market cap 14.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Demographics for 33538, FL
5,096
Population
3,409
Households
1.5
Avg Household Size
50
Median Age
15%
College-Educated
85%
High-School Grad
89.0 sq mi
ZIP Area
57
Density / Sq Mi
$48,951
Median Household Income
$43,178
Median Earnings
$1,005
Median Rent
$157,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Residential duplex with block construction, central heating and cooling, public water, and septic service.
Where is this duplex located?
The property is located at 2558 N COUNTY RD #470 Lake Panasoffkee, FL.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 4/2 duplex on 0.44 acres; 1,656 square feet with four bedrooms and two bathrooms; Block construction with a shingle roof
