Waterfront Duplex on Gulf-Access
For Sale
$310,000
3103 RIVERSIDE Drive, Punta Gorda, FL 33950
Residential Income, PUNTA GORDA, FL
Property Size1,948 SF
Lot Size0.22 Acres
Price / SF$159.14
Days on Market186
Property Features for 3103 RIVERSIDE Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bathroom 2, Bedroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 1
Patio and Porch features
Porch
Interior features
Primary Bedroom Main Floor
Exterior features
Private Mailbox
Subdivision
WYCHEWOOD SHORES
Directions
From I-75, take exit 164 and head East on Duncan Rd. Left on Regent Rd, Left on Riverside Dr. House will be on your right (on the canal)
Special listing conditions
Short Sale
Standard status
Active
APN
412304132013
Size
1,948 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WYS 000 0000 0013 WYCHEWOOD SHORES LT 13 724/1549 798/482 791/1299 1055/1103 1233/397 1311/1529CD 2110/412 UNREC DC-MJF 3668/2058 DC3935/1849-JLF SR 4079/390 4900/1328
Tax Annual Amount
5958
Legal Description
WYS 000 0000 0013 WYCHEWOOD SHORES LT 13 724/1549 798/482 791/1299 1055/1103 1233/397 1311/1529CD 2110/412 UNREC DC-MJF 3668/2058 DC3935/1849-JLF SR 4079/390 4900/1328
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
screened/covered porch
Building Details
Year built
1984
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
Justin Benz · License #3441001
(941) 999-0364
Added: Feb 18
Changed: Aug 21
Last Checked: Aug 23 at 3:06AM
MLS# A4683223
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 1,948-square-foot duplex contains two residences, each with two bedrooms, two bathrooms, an open kitchen, dining, and living area, a screened and covered porch, and a single-car garage. The block-built property was constructed in 1984 and includes a new shingle roof, newer air-conditioning units, updated counters and appliances, central heating and cooling, public water, and separate septic systems for each unit.
The 0.22-acre site fronts a Gulf-access canal and includes a concrete seawall. The property is located at 3103 Riverside Drive in Punta Gorda, with Downtown Punta Gorda described as minutes away. RMF10 zoning, cable availability, and current occupancy of both units add relevant operating details for the duplex configuration.
The 0.22-acre site fronts a Gulf-access canal and includes a concrete seawall. The property is located at 3103 Riverside Drive in Punta Gorda, with Downtown Punta Gorda described as minutes away. RMF10 zoning, cable availability, and current occupancy of both units add relevant operating details for the duplex configuration.
Key Highlights
- Two‑unit duplex with 1,948 square feet of building area
- Each unit offers 2 bedrooms, 2 bathrooms, and a single‑car garage
- Gulf‑access canal frontage with concrete seawall
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
$18,844
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
6.08%
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%
$376,880
$376.9K
Cap Rate 7%
$269,200
$269.2K
Cap Rate 9%
$209,378
$209.4K
Market Conditions
NOI Build-Up for 1,948 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
$18.8K $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%
$376,880
Cap Rate 7%
$269,200
Cap Rate 9%
$209,378
Alternative Uses
Best Use
Multifamily LT 5
$269.2K
$235.6K – $314.1K
NOI $18,844 @ 7.0% cap · market cap 6.08%
Second Best
Apartment 5plus
$245.7K
$215.0K – $286.6K
NOI $17,198 @ 7.0% cap · market cap 5.55%
Theoretical Best
Office A
$637.8K
$558.1K – $744.1K
NOI $44,648 @ 7.0% cap · market cap 14.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
93
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences are occupied and feature open living areas, screened porches, and private one-car garages.
Where is this duplex located?
The property is located at 3103 RIVERSIDE Drive Punta Gorda, FL.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,948 square feet of building area; Each unit offers 2 bedrooms, 2 bathrooms, and a single‑car garage; Gulf‑access canal frontage with concrete seawall
