Duplex with New
For Sale
$299,900
21266 COULTON Avenue, Port Charlotte, FL 33952
Residential Income, PORT CHARLOTTE, FL
Property Size1,798 SF
Lot Size0.18 Acres
Price / SF$166.80
Days on Market493
Property Features for 21266 COULTON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bathroom 1, Bedroom 4
Exterior features
Rain Gutters
Subdivision
PORT CHARLOTTE SEC 076
Directions
Take midway blvd west then take left on Harbor blvd, turn right on coulton ave and the duplex is on the right
Standard status
Active
APN
402215332004
Size
1,798 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 076 2808 0004 PORT CHARLOTTE SEC76 BLK2808 LT 4 119/230 DC470/34 L/EST471/39 PR82-298 719/449-454 872/1325 1686/1111 1812/885 2480/674 2914/1181 3043/1627 3407/1047 4016/1859
Tax Annual Amount
3547
Legal Description
PCH 076 2808 0004 PORT CHARLOTTE SEC76 BLK2808 LT 4 119/230 DC470/34 L/EST471/39 PR82-298 719/449-454 872/1325 1686/1111 1812/885 2480/674 2914/1181 3043/1627 3407/1047 4016/1859
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1960
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Willian Marquez · License #3509872
(786) 250-9505
Added: Apr 19, 2025
Changed: Aug 22
Last Checked: Aug 24 at 7:06AM
MLS# A4649623
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 1,798-square-foot duplex contains two residential sides, each arranged with 3 bedrooms and 1 bathroom. Built in 1960, the block construction property has a shingle roof installed in 2024, central heating, central air, rain gutters, and public water and sewer service. The property occupies 0.18 acres and carries RMF10 zoning.
Both sides are occupied under month-to-month tenancies, and showings require advance coordination with the occupants. The property is located at 21266 Coulton Avenue in Port Charlotte, Florida, within ZIP Code 33952. Washer and dryer appliances are not included.
Both sides are occupied under month-to-month tenancies, and showings require advance coordination with the occupants. The property is located at 21266 Coulton Avenue in Port Charlotte, Florida, within ZIP Code 33952. Washer and dryer appliances are not included.
Key Highlights
- Two‑unit duplex with 1,798 square feet of building area
- Each side includes 3 bedrooms and 1 bathroom
- Shingle roof replaced in 2024
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
$17,393
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
5.80%
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%
$347,860
$347.9K
Cap Rate 7%
$248,471
$248.5K
Cap Rate 9%
$193,256
$193.3K
Market Conditions
NOI Build-Up for 1,798 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
$30.6K $17.04/SF
− Vacancy
−$5.8K −$3.22/SF
EGI
$24.8K $13.82/SF
− OpEx
−$7.5K −$4.15/SF
NOI
$17.4K $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%
$347,860
Cap Rate 7%
$248,471
Cap Rate 9%
$193,256
Alternative Uses
Best Use
Multifamily LT 5
$248.5K
$217.4K – $289.9K
NOI $17,393 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$226.8K
$198.4K – $264.6K
NOI $15,874 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$588.7K
$515.1K – $686.8K
NOI $41,210 @ 7.0% cap · market cap 13.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,162
Businesses Nearby
Explore this area
Business Placement
Demographics for 33952, FL
32,084
Population
17,682
Households
1.8
Avg Household Size
52
Median Age
20%
College-Educated
88%
High-School Grad
11.0 sq mi
ZIP Area
2,917
Density / Sq Mi
$56,117
Median Household Income
$33,999
Median Earnings
$1,249
Median Rent
$224,900
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 - Two residential units offer three bedrooms and one bath apiece.
Where is this duplex located?
The property is located at 21266 COULTON Avenue Port Charlotte, FL.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,798 square feet of building area; Each side includes 3 bedrooms and 1 bathroom; Shingle roof replaced in 2024
