Two-Unit Duplex Near Gulf
For Sale
$420,000
Pending
A-4506 86th St W, Bradenton, FL 34209
Tenant-occupied residential income property with two separate units, private garages, and convenient access to area shopping and dining.
Property Size1,568 SF
Days on Market21
Property Features for A-4506 86th St W
General Information
Standard status
Pending
Size
1,568 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$4,839
Listing Agency:
MARK SPAIN REAL ESTATE
(855) 299-7653
Listed By:
Chris Sakamoto · License #3547066
(904) 200-7535
Source:
Exprealty
Added: Sep 4
Changed: Sep 24
Last Checked: Sep 22 at 8:19PM
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 MARK SPAIN REAL ESTATE
Investment Insights
Based on property information with market context.
Located at A-4506 86th St W in Bradenton, this 1,568-square-foot duplex contains two independent residential units. Each unit offers 2 bedrooms, 1 bathroom, and its own garage, creating a consistent two-bedroom layout across the property. Tenants are already in place, providing an established occupancy profile for the next owner.
The property is positioned 3 miles from the Gulf beaches and provides access to shopping, dining, entertainment, and everyday services in the surrounding Bradenton area. Its two-unit configuration and separate garages support practical residential use while offering an income-producing format for an owner seeking a multifamily asset.
The property is positioned 3 miles from the Gulf beaches and provides access to shopping, dining, entertainment, and everyday services in the surrounding Bradenton area. Its two-unit configuration and separate garages support practical residential use while offering an income-producing format for an owner seeking a multifamily asset.
Key Highlights
- 1,568‑square‑foot duplex with two separate residential units
- Each unit includes 2 bedrooms and 1 bathroom
- Private garage provided for each unit
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
$20,598
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
4.90%
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%
$411,960
$412.0K
Cap Rate 7%
$294,257
$294.3K
Cap Rate 9%
$228,867
$228.9K
Market Conditions
NOI Build-Up for 1,568 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
$31.0K $19.80/SF
− Vacancy
−$1.6K −$1.03/SF
EGI
$29.4K $18.77/SF
− OpEx
−$8.8K −$5.63/SF
NOI
$20.6K $13.14/SF
Area
Manatee County, FL
Vacancy
5.22%
Lease Rate
$19.80 /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%
$411,960
Cap Rate 7%
$294,257
Cap Rate 9%
$228,867
Alternative Uses
Best Use
Multifamily LT 5
$294.3K
$257.5K – $343.3K
NOI $20,598 @ 7.0% cap · market cap 4.90%
Second Best
Apartment 5plus
$271.0K
$237.2K – $316.2K
NOI $18,972 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$461.1K
$403.5K – $538.0K
NOI $32,277 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 34209, FL
32,940
Population
18,896
Households
1.7
Avg Household Size
58
Median Age
36%
College-Educated
93%
High-School Grad
12.6 sq mi
ZIP Area
2,614
Density / Sq Mi
$80,829
Median Household Income
$41,649
Median Earnings
$1,847
Median Rent
$357,300
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 - Tenant-occupied residential income property with two separate units, private garages, and convenient access to area shopping and dining.
Where is this duplex located?
The property is located at A-4506 86th St W Bradenton, FL.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: 1,568‑square‑foot duplex with two separate residential units; Each unit includes 2 bedrooms and 1 bathroom; Private garage provided for each unit
