Two-Unit Duplex with Private
New
For Sale
$462,500
625 BITTERN Court, Poinciana, FL 34759
Residential Income, POINCIANA, FL
Property Size2,248 SF
Lot Size0.33 Acres
Price / SF$205.74
Days on Market1
Property Features for 625 BITTERN Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
PUD
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Family Room, Bedroom 5, Bedroom 4, Bathroom 1, Bathroom 3, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 6, Bedroom 3
Parking features
Driveway, Oversize
Window features
Blinds
Patio and Porch features
Porch
Pets allowed
Yes, Dogs OK, Cats OK, Number Limit
Interior features
Ceiling Fans(s), Kitchen/Family Room Combo, Solid Wood Cabinets, Stone Counters, Thermostat, Walk-In Closet(s)
Exterior features
Private Entrance, Private Mailbox, Private Yard
Appliances
Dishwasher, Disposal, Electric Water Heater, Microwave, Range, Refrigerator
Subdivision
POINCIANA NBRHD 05 NORTH VILLAGE 03
Elementary school
Palmetto Elementary
Middle school
Lake Marion Creek Middle
High school
Haines City Senior High
Directions
From the Intersection of Lake Hatchineha Rd and Marigold Ave, go North on Marigold Ave. Turn right onto Palmetto Street, to right onto Falcon Road, to right onto Bittern Court, to #625 on right.
Standard status
Active
APN
28-27-25-934060-069613
Size
2,248 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
POINCIANA NEIGHBORHOOD 5 NORTH VILLAGE 3 PB 54 PGS 27 THRU 42 BLK 696 LOT 13
Tax Annual Amount
5423
Legal Description
POINCIANA NEIGHBORHOOD 5 NORTH VILLAGE 3 PB 54 PGS 27 THRU 42 BLK 696 LOT 13
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Heat Pump (Heating), Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2020
Floors in Building
1
Flooring type
Tile - Ceramic
Building materials
Concrete, Stucco
Roof type
Shingle
Listing Agency:
VIEWPOINT VALUE REALTY
(863) 617-7015
Listed By:
Pat Pearson · License #3278163
(908) 295-7970
Added: Sep 19
Last Checked: Sep 19 at 4:06PM
MLS# L4965187
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.
Built in 2020, this two-unit duplex contains 2,248 square feet across matching residences with separate private entrances. Each unit provides 3 bedrooms, 2 bathrooms, 1,124 SF of living space, and a combined kitchen and living area. Sliding glass doors open to large partially fenced backyard areas, while tile flooring, granite countertops, and stainless steel appliances are featured throughout the two homes.
The property sits on a 0.33-acre lot at 625 Bittern Court in Poinciana, Florida. Extra-long oversized driveways provide off-street parking for both units. Additional features include walk-in closets, ceiling fans, ceramic tile flooring, central air, electric heat-pump heating, public water, public sewer, and shingle roofing. PUD zoning is also identified for the property.
The property sits on a 0.33-acre lot at 625 Bittern Court in Poinciana, Florida. Extra-long oversized driveways provide off-street parking for both units. Additional features include walk-in closets, ceiling fans, ceramic tile flooring, central air, electric heat-pump heating, public water, public sewer, and shingle roofing. PUD zoning is also identified for the property.
Key Highlights
- Two‑unit duplex with 2,248 square feet of total living space
- Each residence includes 3 bedrooms, 2 bathrooms, and 1,124 SF
- Built in 2020 on a 0.33‑acre lot
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
$23,835
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
5.15%
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%
$476,700
$476.7K
Cap Rate 7%
$340,500
$340.5K
Cap Rate 9%
$264,833
$264.8K
Market Conditions
NOI Build-Up for 2,248 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
$36.4K $16.20/SF
− Vacancy
−$2.4K −$1.05/SF
EGI
$34.1K $15.15/SF
− OpEx
−$10.2K −$4.54/SF
NOI
$23.8K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$476,700
Cap Rate 7%
$340,500
Cap Rate 9%
$264,833
Alternative Uses
Best Use
Multifamily LT 5
$340.5K
$297.9K – $397.3K
NOI $23,835 @ 7.0% cap · market cap 5.15%
Second Best
Apartment 5plus
$304.2K
$266.2K – $354.9K
NOI $21,293 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$540.2K
$472.7K – $630.3K
NOI $37,815 @ 7.0% cap · market cap 8.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Recently built duplex with mirrored layouts, separate entrances, updated finishes, and oversized driveways serving both residences.
Where is this duplex located?
The property is located at 625 BITTERN Court Poinciana, FL.
What is the asking price?
The asking price for this property is $462,500.
What are key features of this property?
This property features: Two‑unit duplex with 2,248 square feet of total living space; Each residence includes 3 bedrooms, 2 bathrooms, and 1,124 SF; Built in 2020 on a 0.33‑acre lot
