Golf-Course-View
For Sale
$575,000
7214-7216 DAVID Boulevard, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,646 SF
Lot Size0.29 Acres
Price / SF$217.31
Days on Market93
Property Features for 7214-7216 DAVID Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bathroom 4, Bedroom 6, Bathroom 1, Bedroom 5
Window features
Blinds
Patio and Porch features
Patio, Porch
Interior features
Ceiling Fans(s), Open Floorplan, Primary Bedroom Main Floor, Stone Counters
Exterior features
Private Entrance, Private Mailbox, Private Yard, Sliding Doors
Appliances
Dishwasher, Disposal, Electric Water Heater, Microwave, Range, Range Hood, Refrigerator
Subdivision
PORT CHARLOTTE SEC 095
Lot features
Near Golf Course, On Golf Course
Elementary school
Myakka River Elementary
Middle school
L.A. Ainger Middle
High school
Lemon Bay High
Directions
From North: I-75 to River Rd Exit 191 West, Left on Winchester Blvd, Left on S McCall Rd, Right on David Blvd, House on Left. From South: I-75 to Kings Hwy Exit 170 West, Right on Veterans Blvd, Stay Straight as road changes to El Jobean and McCall Rd, Left on David Blvd, House on Left.
Standard status
Active
APN
412107201001
Size
2,646 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 095 5155 0008 PORT CHARLOTTE SEC 95 BLK 5155 LT 8 758/1116 UNRECDC-JEW PR01-801 1919/2033 1939/1015 4032/446 4954/198 4954/211 4960/1524
Tax Annual Amount
1161
Legal Description
PCH 095 5155 0008 PORT CHARLOTTE SEC 95 BLK 5155 LT 8 758/1116 UNRECDC-JEW PR01-801 1919/2033 1939/1015 4032/446 4954/198 4954/211 4960/1524
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
screened lanai
golf course view
hurricane impact windows and doors
Building Details
Year built
2026
Floors in Building
1
Flooring type
Tile, Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
DALTON WADE INC
(888) 668-8283
Listed By:
Pamela Tonini · License #3340346
(941) 920-3344
Added: Jun 7
Changed: Sep 4
Last Checked: Sep 7 at 12:06AM
MLS# A4694869
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 under-construction duplex contains two 1,323-square-foot residences, each with three bedrooms, two full bathrooms, a single-car garage, and a screened lanai oriented toward the golf course. Open-concept interiors include stone counters, white cabinetry, stainless steel appliances, tile and vinyl flooring, central air, and primary suites with walk-in closets and showers. Concrete block construction and hurricane-impact windows and doors are specified throughout.
The property is positioned behind the public Cove of Rotonda Golf Center, with access to the beach approximately 8 miles away and the Myakka River approximately 6 miles away. The 0.29-acre parcel is served by public water and a septic tank and is zoned RMF10.
Both residences are leased under annual agreements through April, and residents are responsible for utilities and lawn care. Transferable construction and appliance warranties are included, while the property has no HOA or CDD. The building is identified with a 2026 year built and measures 2,646 square feet in total.
The property is positioned behind the public Cove of Rotonda Golf Center, with access to the beach approximately 8 miles away and the Myakka River approximately 6 miles away. The 0.29-acre parcel is served by public water and a septic tank and is zoned RMF10.
Both residences are leased under annual agreements through April, and residents are responsible for utilities and lawn care. Transferable construction and appliance warranties are included, while the property has no HOA or CDD. The building is identified with a 2026 year built and measures 2,646 square feet in total.
Key Highlights
- Two 1,323‑square‑foot residences with three bedrooms and two full bathrooms each
- 2,646‑square‑foot duplex on a 0.29‑acre parcel
- Golf‑course setting behind the public Cove of Rotonda Golf Center
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
$25,596
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
4.45%
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%
$511,920
$511.9K
Cap Rate 7%
$365,657
$365.7K
Cap Rate 9%
$284,400
$284.4K
Market Conditions
NOI Build-Up for 2,646 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
$45.1K $17.04/SF
− Vacancy
−$8.5K −$3.22/SF
EGI
$36.6K $13.82/SF
− OpEx
−$11.0K −$4.15/SF
NOI
$25.6K $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%
$511,920
Cap Rate 7%
$365,657
Cap Rate 9%
$284,400
Alternative Uses
Best Use
Multifamily LT 5
$365.7K
$320.0K – $426.6K
NOI $25,596 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$333.7K
$292.0K – $389.4K
NOI $23,361 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$866.4K
$758.1K – $1.01M
NOI $60,646 @ 7.0% cap · market cap 10.55%
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
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 33981, FL
13,574
Population
7,808
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
93%
High-School Grad
45.4 sq mi
ZIP Area
299
Density / Sq Mi
$71,266
Median Household Income
$36,931
Median Earnings
$1,198
Median Rent
$355,600
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 - New construction includes two three-bedroom residences with garages, screened lanais, and durable block construction.
Where is this duplex located?
The property is located at 7214-7216 DAVID Boulevard Port Charlotte, FL.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Two 1,323‑square‑foot residences with three bedrooms and two full bathrooms each; 2,646‑square‑foot duplex on a 0.29‑acre parcel; Golf‑course setting behind the public Cove of Rotonda Golf Center
