Duplex Package with Modern
For Sale
Under Contract
$449,000
310 E GRACE Street, Punta Gorda, FL 33950
Residential Income, PUNTA GORDA, FL
Property Size1,950 SF
Lot Size0.16 Acres
Price / SF$230.26
Days on Market25
Property Features for 310 E GRACE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Dining Room, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 2, Bedroom 3, Bathroom 1, Bathroom 2
Patio and Porch features
Porch
Interior features
Crown Molding, Living Room/Dining Room Combo, Stone Counters
Exterior features
Rain Gutters
Appliances
Dishwasher, Disposal, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Subdivision
CITY/PUNTA GORDA
Directions
US 41 South, turn left on Ann St, Cross railroad tracks, then turn right.
Standard status
Active Under Contract
APN
412307261010
Size
1,950 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PUG 000 0125 0012 PUNTA GORDA BLK 125 LT 12 DC435/847 487/427 597/1816-17 PR#84-305 840/1954 2314/1918 2452/1615 POA2731/381 3301/274
Tax Annual Amount
5415
Legal Description
PUG 000 0125 0012 PUNTA GORDA BLK 125 LT 12 DC435/847 487/427 597/1816-17 PR#84-305 840/1954 2314/1918 2452/1615 POA2731/381 3301/274
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2020
Flooring type
Tile
Building materials
Block, Stucco
Roof type
Metal
Listing Agency:
RE/MAX PALM REALTY · RE/MAX International
(941) 743-5525
Listed By:
Taylor Brady · License #3591890
(239) 896-6433
Added: Aug 9
Changed: Aug 28
Last Checked: Sep 2 at 3:06AM
MLS# C7529232
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.
The offering comprises four side-by-side duplexes at 306, 310, 314, and 318 E Grace Street, sold together as an eight-unit rental package. Built in 2020, the property at 310 E Grace Street measures 1,950 square feet on a 0.16-acre lot. Unit interiors include granite or stone counters, stainless steel appliances, updated cabinetry, tile flooring, walk-in showers, and combined living and dining areas. Each unit also includes impact windows, a metal roof, a front porch, and a private screened rear lanai.
Public water and public sewer serve the property. Central heating and central air are provided, with washers, dryers, ranges, refrigerators, dishwashers, disposals, microwaves, and electric water heaters included among the appliances. The address is minutes from Downtown Punta Gorda, with restaurants, shopping, parks, waterfront activities, and entertainment nearby.
Public water and public sewer serve the property. Central heating and central air are provided, with washers, dryers, ranges, refrigerators, dishwashers, disposals, microwaves, and electric water heaters included among the appliances. The address is minutes from Downtown Punta Gorda, with restaurants, shopping, parks, waterfront activities, and entertainment nearby.
Key Highlights
- Eight rental units arranged across four duplexes at 306, 310, 314, and 318 E Grace Street
- Built in 2020; 310 E Grace Street contains 1,950 square feet on 0.16 acres
- Each unit includes impact windows, a metal roof, front porch, and private screened rear lanai
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
$18,864
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
4.20%
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%
$377,280
$377.3K
Cap Rate 7%
$269,486
$269.5K
Cap Rate 9%
$209,600
$209.6K
Market Conditions
NOI Build-Up for 1,950 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
$33.2K $17.04/SF
− Vacancy
−$6.3K −$3.22/SF
EGI
$26.9K $13.82/SF
− OpEx
−$8.1K −$4.15/SF
NOI
$18.9K $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%
$377,280
Cap Rate 7%
$269,486
Cap Rate 9%
$209,600
Alternative Uses
Best Use
Multifamily LT 5
$269.5K
$235.8K – $314.4K
NOI $18,864 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$245.9K
$215.2K – $286.9K
NOI $17,216 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$638.5K
$558.7K – $744.9K
NOI $44,694 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
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 - Eight rental units across four adjacent duplexes near downtown Punta Gorda, with newer construction and private outdoor spaces.
Where is this duplex located?
The property is located at 310 E GRACE Street Punta Gorda, FL.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Eight rental units arranged across four duplexes at 306, 310, 314, and 318 E Grace Street; Built in 2020; 310 E Grace Street contains 1,950 square feet on 0.16 acres; Each unit includes impact windows, a metal roof, front porch, and private screened rear lanai
