Under-Construction Duplex With Impact
For Sale
$588,000
1320 RIO DE JANEIRO Avenue, Punta Gorda, FL 33983
MULTI_FAMILY - PUNTA GORDA, FL
Property Size2,700 SF
Lot Size0.46 Acres
Price / SF$217.78
Days on Market691
Property Features for 1320 RIO DE JANEIRO Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RMF15
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bedroom 2, Bathroom 3, Bathroom 4, Bedroom 5, Bedroom 1, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4
Pets allowed
Yes
Interior features
Walk-In Closet(s), Window Treatments
Exterior features
Hurricane Shutters
Appliances
Dishwasher, Disposal, Freezer, Microwave, Refrigerator, Washer
Subdivision
PUNTA GORDA ISLES SEC 23
Directions
Here are directions to 1320 Rio De Janeiro Ave, Deep Creek, Punta Gorda, FL 33983 from nearby landmarks:From I-75:Take Exit 170 toward Kings Hwy/Arcadia/Port Charlotte.Head east on Kings Hwy toward Sandhill Blvd.Turn right onto Sandhill Blvd and follow for approximately 2 miles.Turn left onto Rio De Janeiro Ave.Continue for about 1.5 miles. The property will be on your left at 1320 Rio De Janeiro Ave.
Standard status
Active
APN
402309329005
Size
2,700 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
PGI 023 0736 0013 PUNTA GORDA ISLES SEC23 BLK736 LT13 834/2016-UNDIV 1/3 INT 2130/1190 2939/1134 3157/90
Tax Annual Amount
1227
Legal Description
PGI 023 0736 0013 PUNTA GORDA ISLES SEC23 BLK736 LT13 834/2016-UNDIV 1/3 INT 2130/1190 2939/1134 3157/90
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
high ceilings
quartz countertops
stainless steel modern appliances
impact-resistant windows
fans in all rooms
window blinds installed
beautiful flooring throughout
large walk-in closet
private lanai with screened-in view
huge backyard
large driveway
spacious laundry room with sink
Building Details
Year built
2024
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
BEYCOME OF FLORIDA LLC
(804) 656-5007
Listed By:
Steven Koleno · License #134784
(804) 656-5007
Added: Sep 27, 2024
Changed: Aug 3
Last Checked: Aug 18 at 5:06PM
MLS# O6245451
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.
Newly built and currently under construction, this duplex is planned as a two-unit setup with three bedrooms and two bathrooms on each side. Each unit includes a one-car garage, and the layout is designed with high ceilings and a modern finish package that includes quartz countertops in the kitchen and bathrooms. Interior comfort is supported by central heating and central air, with window treatments and walk-in closet storage included.
Key Highlights
- 0.46‑acre duplex site
- Duplex totals 2,700 SF
- RMF15 zoning
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
$26,119
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
4.44%
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%
$522,380
$522.4K
Cap Rate 7%
$373,129
$373.1K
Cap Rate 9%
$290,211
$290.2K
Market Conditions
NOI Build-Up for 2,700 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
$46.0K $17.04/SF
− Vacancy
−$8.7K −$3.22/SF
EGI
$37.3K $13.82/SF
− OpEx
−$11.2K −$4.15/SF
NOI
$26.1K $9.67/SF
Area
Charlotte County, FL
Vacancy
18.90%
Lease Rate
$17.04 /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%
$522,380
Cap Rate 7%
$373,129
Cap Rate 9%
$290,211
Alternative Uses
Best Use
Multifamily LT 5
$373.1K
$326.5K – $435.3K
NOI $26,119 @ 7.0% cap · market cap 4.44%
Second Best
Apartment 5plus
$340.5K
$298.0K – $397.3K
NOI $23,837 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$884.1K
$773.6K – $1.03M
NOI $61,884 @ 7.0% cap · market cap 10.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Explore this area
Business Placement
Demographics for 33983, FL
16,124
Population
9,114
Households
1.8
Avg Household Size
58
Median Age
22%
College-Educated
94%
High-School Grad
10.6 sq mi
ZIP Area
1,521
Density / Sq Mi
$67,705
Median Household Income
$36,748
Median Earnings
$1,357
Median Rent
$324,100
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 - Brand-new under construction duplex in RMF15 zoning with public water and sewer, central HVAC, and hurricane-shuttered exterior.
Where is this duplex located?
The property is located at 1320 RIO DE JANEIRO Avenue Punta Gorda, FL.
What is the asking price?
The asking price for this property is $588,000.
What are key features of this property?
This property features: 0.46‑acre duplex site; Duplex totals 2,700 SF; RMF15 zoning
