Two-Unit Duplex with Private
New
For Sale
$462,500
625 BITTERN COURT A & B, Poinciana, FL 34759
Each residence combines three bedrooms, two bathrooms, and updated interior finishes with its own entrance and outdoor space.
Property Size2,248 SF
Price / SF$205.74
Days on Market3
Property Features for 625 BITTERN COURT A & B
General Information
Standard status
Active
Size
2,248 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
tile flooring
granite countertops
stainless steel appliances
sliding glass doors
partially fenced backyards
extra long driveways
0.33 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 28-27-25-934060-069613, Public Survey Range: 28, Public Survey Section: 25, Annual Amount: $5,422.87, Tax Block: 696, Tax Book Number: 54-27 THRU 42, Legal Description: POINCIANA NEIGHBORHOOD 5 NORTH VILLAGE 3 PB 54 PGS 27 THRU 42 BLK 696 LOT 13, Lot: 13, Year: 2025, Zoning: PUD
Ceramic Tile
Gross Income: $43,200
Central Air
Central, Electric, Heat Pump
Electric Dryer Hookup, In Kitchen, Inside, Laundry Closet, Washer Hookup
Listing ID: MFRL4965187, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-09-19, 1 day on market, Special Conditions: Government Owned
Driveway, Oversized
Elementary School: Palmetto Elementary, Middle School: Lake Marion Creek Middle, High School: Haines City Senior High
Blinds
6 total bedrooms
Built in 2020, Living area: 2248, Living area units: Square Feet, Levels: One, Construction Materials: Concrete, Stucco
Subdivision: POINCIANA NBRHD 05 NORTH VILLAGE 03, MLS Area (Major): 34759 - Kissimmee / Poinciana, County/Parish: Polk
4 total bathrooms
Clubhouse, Dog Park, Fitness Center, Park, Playground, Pool
Cable Available, Electricity Connected, Public, Sewer Connected, Water Connected, Water Source: Public
Slab
Allowed: Cats OK, Dogs OK, Number Limit, Yes
Electricity, Water
Road Surface: Asphalt, Paved
Patio/Porch Features: Covered, Rear Porch, Private Entrance, Private Mailbox, Private Yard
Ceiling Fans(s), Kitchen/Family Room Combo, Solid Wood Cabinets, Stone Counters, Thermostat, Walk-In Closet(s)
Smoke Detector(s)
Dishwasher, Disposal, Electric Water Heater, Microwave, Range, Refrigerator, Other equipment: Private Entrance, Private Yard
Association Fee: $165, Fee Frequency: Monthly, Amenities: Clubhouse, Fitness Center, Park, Playground, Pool, Recreation Facilities, Trail(s)
Building Details
Year Built
2020
Buildings
1
Listing Agency:
VIEWPOINT VALUE REALTY
(863) 617-7015
Listed By:
Pat Pearson · License #3278163
(908) 295-7970
Source:
Miharaandassociates
Added: Sep 19
Changed: Sep 21
Last Checked: Sep 21 at 3:34AM
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 VIEWPOINT VALUE REALTY
Investment Insights
Based on property information with market context.
Built in 2020, this two-unit duplex at 625 Bittern Court A & B provides 2,248 SF across two mirror-image residences. Each unit contains 1,124 SF with three bedrooms, two bathrooms, a combined kitchen and living area, and a separate entrance. Sliding glass doors open from each unit to a large partially fenced backyard.
Interior finishes include tile flooring throughout, granite countertops in the kitchens and bathrooms, and stainless steel appliances in both residences. Extra-long driveways serve the property, providing substantial on-site parking capacity. The address is in Poinciana, Florida 34759.
Interior finishes include tile flooring throughout, granite countertops in the kitchens and bathrooms, and stainless steel appliances in both residences. Extra-long driveways serve the property, providing substantial on-site parking capacity. The address is in Poinciana, Florida 34759.
Key Highlights
- 2,248 SF duplex built in 2020
- Two 1,124 SF units, each with 3 bedrooms and 2 bathrooms
- Separate entrances and mirror‑image layouts
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
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
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 - Each residence combines three bedrooms, two bathrooms, and updated interior finishes with its own entrance and outdoor space.
Where is this duplex located?
The property is located at 625 BITTERN COURT A & B 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: 2,248 SF duplex built in 2020; Two 1,124 SF units, each with 3 bedrooms and 2 bathrooms; Separate entrances and mirror‑image layouts
