Duplex with Screened
For Sale
Under Contract
$304,000
2087 COMO Street, Port Charlotte, FL 33948
Residential Income, PORT CHARLOTTE, FL
Property Size1,516 SF
Lot Size0.23 Acres
Price / SF$200.53
Days on Market146
Property Features for 2087 COMO Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1, Bedroom 1, Dining Room, Bedroom 2, Bedroom 3, Bedroom 4
Patio and Porch features
Porch
Interior features
Ceiling Fans(s), Living Room/Dining Room Combo, Thermostat
Exterior features
Hurricane Shutters, Lighting, Private Mailbox, Sliding Doors
Appliances
Cooktop, Electric Water Heater, Refrigerator
Subdivision
PORT CHARLOTTE SEC 41
Elementary school
Liberty Elementary
Middle school
Murdock Middle
High school
Port Charlotte High
Directions
Driving Directions: Directions from Charlotte County Mall to 2087 Como Street, Port Charlotte: Exit the Charlotte County Mall parking lot and turn right onto Tamiami Trail (US-41 South). Continue south for approximately 1.5 miles. Turn right onto Olean Boulevard and travel about 0.6 miles. Turn left onto Como Street. Continue down Como Street, and 2087 Como Street will be on your right-hand side.
Standard status
Active Under Contract
APN
402113133016
Size
1,516 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 041 0649 0015 PORT CHARLOTTE SEC41 BLK649 LT15 229/700 552/1244 601/217 731/1603 961-2115 2098/465 4462/200
Tax Annual Amount
4199
Legal Description
PCH 041 0649 0015 PORT CHARLOTTE SEC41 BLK649 LT15 229/700 552/1244 601/217 731/1603 961-2115 2098/465 4462/200
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
in-unit laundry
screened lanai
parking pad
Building Details
Year built
1989
Flooring type
Vinyl
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
RE/MAX PALM REALTY · RE/MAX International
(941) 743-5525
Listed By:
Tricia DeClue · License #274509910
(941) 599-1511
Added: Apr 11
Changed: Sep 2
Last Checked: Sep 3 at 9:06AM
MLS# C7524681
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.
This 1,516-square-foot duplex was built in 1989 and contains two residences, each with 2 bedrooms and 1 bathroom. Both units feature vinyl flooring, private in-unit laundry, screened lanais, living and dining areas, and front parking pads. Block-and-stucco construction, shingle roofing, central air, public water, and septic service are also provided. The roof was replaced in 2019, and the HVAC systems were replaced in 2020.
The property occupies a 0.23-acre lot in Port Charlotte, with generous backyard space and RMF10 zoning. Gulf beaches, shopping, dining, fishing, boating, tennis, golf courses, the Port Charlotte Beach Complex, Sunseeker Resort, Punta Gorda, and Port Charlotte Town Center Mall are identified as nearby area destinations. Exterior features include hurricane shutters, sliding doors, lighting, and private mailboxes.
The property occupies a 0.23-acre lot in Port Charlotte, with generous backyard space and RMF10 zoning. Gulf beaches, shopping, dining, fishing, boating, tennis, golf courses, the Port Charlotte Beach Complex, Sunseeker Resort, Punta Gorda, and Port Charlotte Town Center Mall are identified as nearby area destinations. Exterior features include hurricane shutters, sliding doors, lighting, and private mailboxes.
Key Highlights
- Two‑unit duplex with 1,516 square feet of property size
- Each unit offers 2 bedrooms and 1 bathroom
- Private in‑unit laundry and screened lanai for each residence
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
$14,665
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
4.82%
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%
$293,300
$293.3K
Cap Rate 7%
$209,500
$209.5K
Cap Rate 9%
$162,944
$162.9K
Market Conditions
NOI Build-Up for 1,516 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
$25.8K $17.04/SF
− Vacancy
−$4.9K −$3.22/SF
EGI
$21.0K $13.82/SF
− OpEx
−$6.3K −$4.15/SF
NOI
$14.7K $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%
$293,300
Cap Rate 7%
$209,500
Cap Rate 9%
$162,944
Alternative Uses
Best Use
Multifamily LT 5
$209.5K
$183.3K – $244.4K
NOI $14,665 @ 7.0% cap · market cap 4.82%
Second Best
Apartment 5plus
$191.2K
$167.3K – $223.1K
NOI $13,384 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$496.4K
$434.3K – $579.1K
NOI $34,747 @ 7.0% cap · market cap 11.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 33948, FL
17,190
Population
9,297
Households
1.8
Avg Household Size
57
Median Age
20%
College-Educated
92%
High-School Grad
13.0 sq mi
ZIP Area
1,322
Density / Sq Mi
$60,788
Median Household Income
$33,979
Median Earnings
$1,384
Median Rent
$279,500
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 - Each residence includes two bedrooms, one bathroom, private laundry, and a front parking pad.
Where is this duplex located?
The property is located at 2087 COMO Street Port Charlotte, FL.
What is the asking price?
The asking price for this property is $304,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,516 square feet of property size; Each unit offers 2 bedrooms and 1 bathroom; Private in‑unit laundry and screened lanai for each residence
