Block Duplex with New
For Sale
$299,900
21274 COULTON Avenue, Port Charlotte, FL 33952
Residential Income, PORT CHARLOTTE, FL
Property Size1,760 SF
Lot Size0.18 Acres
Price / SF$170.40
Days on Market493
Property Features for 21274 COULTON Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4, Bedroom 5, Bedroom 1, Bathroom 3, Bedroom 2
Interior features
Ceiling Fans(s)
Subdivision
PORT CHARLOTTE SUB SEC76
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
402215403001
Size
1,760 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 076 2808 0005 PORT CHARLOTTE SEC76 BLK2808 LT 5 329/348 496/31 PR77-420 617/1244 636/1794 NT2406/1125-MWW 2419/857 DC2713/1917-JSW 2713/1919 3173/1740 CT3390/865 3450/1549 3508/2003 3717/2044 UNREC AFF 3826/104 4537/1525
Tax Annual Amount
3962
Legal Description
PCH 076 2808 0005 PORT CHARLOTTE SEC76 BLK2808 LT 5 329/348 496/31 PR77-420 617/1244 636/1794 NT2406/1125-MWW 2419/857 DC2713/1917-JSW 2713/1919 3173/1740 CT3390/865 3450/1549 3508/2003 3717/2044 UNREC AFF 3826/104 4537/1525
Utilities
Utilities
Cable Available
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 19
Last Checked: Aug 24 at 7:06AM
MLS# A4649563
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 1,760-square-foot duplex sits on a 0.18-acre lot and contains two distinct residential units. One side provides three bedrooms and two bathrooms, while the other includes two bedrooms and one bathroom. The block construction is complemented by a shingle roof installed in 2020, central heating, central air conditioning, ceiling fans, public water, and public sewer.
Located on Coulton Avenue in Port Charlotte, the property carries RMF10 zoning. Both units have long-term tenants under month-to-month arrangements. Showings require advance coordination with the tenants, and the listing specifies that the washer and dryer are not included.
Located on Coulton Avenue in Port Charlotte, the property carries RMF10 zoning. Both units have long-term tenants under month-to-month arrangements. Showings require advance coordination with the tenants, and the listing specifies that the washer and dryer are not included.
Key Highlights
- Two‑unit duplex with 1,760 square feet on a 0.18‑acre lot
- Unit mix includes 3 bedrooms and 2 bathrooms on one side, plus 2 bedrooms and 1 bathroom on the other
- Shingle roof installed in 2020
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
$17,026
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
5.68%
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%
$340,520
$340.5K
Cap Rate 7%
$243,229
$243.2K
Cap Rate 9%
$189,178
$189.2K
Market Conditions
NOI Build-Up for 1,760 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
$30.0K $17.04/SF
− Vacancy
−$5.7K −$3.22/SF
EGI
$24.3K $13.82/SF
− OpEx
−$7.3K −$4.15/SF
NOI
$17.0K $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%
$340,520
Cap Rate 7%
$243,229
Cap Rate 9%
$189,178
Alternative Uses
Best Use
Multifamily LT 5
$243.2K
$212.8K – $283.8K
NOI $17,026 @ 7.0% cap · market cap 5.68%
Second Best
Apartment 5plus
$222.0K
$194.2K – $259.0K
NOI $15,538 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$576.3K
$504.2K – $672.3K
NOI $40,339 @ 7.0% cap · market cap 13.45%
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 separately configured units offer three bedrooms on one side and two on the other.
Where is this duplex located?
The property is located at 21274 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 1,760 square feet on a 0.18‑acre lot; Unit mix includes 3 bedrooms and 2 bathrooms on one side, plus 2 bedrooms and 1 bathroom on the other; Shingle roof installed in 2020
