Adjacent Two-Unit Duplex
New
For Sale
$268,000
5450 & 5452 LISA CIRCLE, Zephyrhills, FL 33542
Two adjoining residential units provide matching two-bedroom, one-bath layouts in an established Zephyrhills neighborhood.
Property Size1,404 SF
Lot Size0.17 Acres
Price / SF$190.88
Days on Market6
Property Features for 5450 & 5452 LISA CIRCLE
General Information
Standard status
Active
Size
1,404 SF
Lot size
0.17 Acres
Property subtype
Duplex
Building Details
Year Built
1976
Listing Agency:
PREMIER SOTHEBYS INTL REALTY
(813) 217-5288
Listed By:
Stacie McCullers · License #3166473
Source:
Dennisrealty
Added: Aug 24
Changed: Aug 28
Last Checked: Aug 29 at 9:14AM
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 PREMIER SOTHEBYS INTL REALTY
Investment Insights
Based on property information with market context.
This offering combines two adjacent residential properties into a two-unit duplex asset. Each unit contains approximately 702 square feet with two bedrooms and one full bathroom, creating matching residential layouts across the property. The combined building area is 1,404 square feet, with approximately 0.17 total acres of land. Constructed in 1976, the property presents a straightforward configuration with two adjoining addresses at 5450 and 5452 Lisa Circle.
The property is located in an established Zephyrhills residential neighborhood with access to shopping, dining, schools, parks, major roadways, and other community amenities. The adjoining arrangement provides a unified two-unit offering while retaining separate property addresses. This combination of unit count, residential scale, and shared land area supports evaluation as a duplex property with two-bedroom layouts.
The property is located in an established Zephyrhills residential neighborhood with access to shopping, dining, schools, parks, major roadways, and other community amenities. The adjoining arrangement provides a unified two-unit offering while retaining separate property addresses. This combination of unit count, residential scale, and shared land area supports evaluation as a duplex property with two-bedroom layouts.
Key Highlights
- Two adjacent residential properties offered together at 5450 & 5452 Lisa Circle
- Approximately 702 square feet per unit
- Each unit includes 2 bedrooms and 1 full bathroom
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
$16,388
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
6.11%
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%
$327,760
$327.8K
Cap Rate 7%
$234,114
$234.1K
Cap Rate 9%
$182,089
$182.1K
Market Conditions
NOI Build-Up for 1,404 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
$25.1K $17.88/SF
− Vacancy
−$1.7K −$1.21/SF
EGI
$23.4K $16.67/SF
− OpEx
−$7.0K −$5.00/SF
NOI
$16.4K $11.67/SF
Area
Pasco County, FL
Vacancy
6.74%
Lease Rate
$17.88 /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%
$327,760
Cap Rate 7%
$234,114
Cap Rate 9%
$182,089
Alternative Uses
Best Use
Multifamily LT 5
$234.1K
$204.9K – $273.1K
NOI $16,388 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$184.5K
$161.4K – $215.2K
NOI $12,913 @ 7.0% cap · market cap 4.82%
Theoretical Best
Office A
$319.8K
$279.9K – $373.1K
NOI $22,388 @ 7.0% cap · market cap 8.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Explore this area
Business Placement
Demographics for 33542, FL
22,649
Population
13,600
Households
1.7
Avg Household Size
54
Median Age
16%
College-Educated
89%
High-School Grad
10.4 sq mi
ZIP Area
2,178
Density / Sq Mi
$49,011
Median Household Income
$34,267
Median Earnings
$1,049
Median Rent
$129,900
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 adjoining residential units provide matching two-bedroom, one-bath layouts in an established Zephyrhills neighborhood.
Where is this duplex located?
The property is located at 5450 & 5452 LISA CIRCLE Zephyrhills, FL.
What is the asking price?
The asking price for this property is $268,000.
What are key features of this property?
This property features: Two adjacent residential properties offered together at 5450 & 5452 Lisa Circle; Approximately 702 square feet per unit; Each unit includes 2 bedrooms and 1 full bathroom
