New Construction Golf Course
For Sale
$569,000
3451 BAL HARBOR BOULEVARD, Punta Gorda, FL 33950
PUNTA GORDA, FL
Property Size2,488 SF
Price / SF$228.70
Days on Market12
Property Features for 3451 BAL HARBOR BOULEVARD
General Information
Property type
Residential Multi Family
Property subtype
Single Family Attached
Bedrooms
6
Rooms
Bedroom 2, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 3, Bedroom 4
Elementary school
SALLIE JONES ELEMENTARY
Middle school
PUNTA GORDA MIDDLE
High school
CHARLOTTE HIGH
Standard status
Active
Size
2,488 SF
Building Details
Year built
2024
Listing Agency:
Sunstar Realty · Coldwell Banker Real Estate
(941) 225-4663
Listed By:
Carla Nix · License #3290559
(941) 993-8698
Added: Aug 13
Changed: Aug 20
Last Checked: Aug 24 at 5:06AM
MLS# C7527575
Copyright © 2026 Coldwell Banker Schmidt REALTORS. 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.
Completed in 2024, this duplex includes two separate residences with a combined approximately 2,488 square feet of living space, six bedrooms, and four bathrooms. Each unit features three bedrooms, two bathrooms, an open-concept layout, an inside laundry room, a screened lanai, and a private oversized garage. Golf course views extend from the primary suites and lanais, while wood-look tile, granite countertops, stainless steel appliances, tray ceilings, recessed lighting, walk-in closets, professional landscaping, irrigation, and a 26-gauge standing seam metal roof add to the property’s finish and functionality.
The property is located at 3451 Bal Harbor Boulevard in Punta Gorda, near St. Andrews South Golf Course. Downtown Punta Gorda, Charlotte Harbor, public boat ramps, marinas, waterfront parks, Fishermen’s Village, shopping, dining, and additional golf courses are within minutes. The duplex has no HOA fees and includes both units in the sale.
The property is located at 3451 Bal Harbor Boulevard in Punta Gorda, near St. Andrews South Golf Course. Downtown Punta Gorda, Charlotte Harbor, public boat ramps, marinas, waterfront parks, Fishermen’s Village, shopping, dining, and additional golf courses are within minutes. The duplex has no HOA fees and includes both units in the sale.
Key Highlights
- Two‑unit duplex completed in 2024
- Approximately 2,488 square feet with 6 bedrooms and 4 bathrooms
- Each unit includes 3 bedrooms, 2 bathrooms, an open layout, laundry room, and screened 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
$24,068
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
4.23%
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%
$481,360
$481.4K
Cap Rate 7%
$343,829
$343.8K
Cap Rate 9%
$267,422
$267.4K
Market Conditions
NOI Build-Up for 2,488 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
$42.4K $17.04/SF
− Vacancy
−$8.0K −$3.22/SF
EGI
$34.4K $13.82/SF
− OpEx
−$10.3K −$4.15/SF
NOI
$24.1K $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%
$481,360
Cap Rate 7%
$343,829
Cap Rate 9%
$267,422
Alternative Uses
Best Use
Multifamily LT 5
$343.8K
$300.9K – $401.1K
NOI $24,068 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$313.8K
$274.6K – $366.1K
NOI $21,966 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$814.6K
$712.8K – $950.4K
NOI $57,025 @ 7.0% cap · market cap 10.02%
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
153
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 - Two residences offer open layouts, screened lanais, private garages, and golf course views.
Where is this duplex located?
The property is located at 3451 BAL HARBOR BOULEVARD Punta Gorda, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2024; Approximately 2,488 square feet with 6 bedrooms and 4 bathrooms; Each unit includes 3 bedrooms, 2 bathrooms, an open layout, laundry room, and screened lanai
