New Construction Duplex with
New
For Sale
$669,000
1036 SAN CRISTOBAL AVE, Punta Gorda, FL 33983
Two independent residences feature separate utilities, indoor laundry rooms, and covered outdoor living areas.
Property Size3,314 SF
Days on Market5
Property Features for 1036 SAN CRISTOBAL AVE
General Information
Standard status
Active
Size
3,314 SF
Total Parking Spaces
4
Property subtype
Duplex
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$1,050
Building Details
Building Size
3,314 SF
Year Built
2025
Buildings
1
Construction
solid block
Listing Agency:
MARINA PARK REALTY LLC
Listed By:
Piera Archilla · License #3404833
(941) 205-0888
Source:
Nixandassociates
Added: Sep 22
Changed: Sep 24
Last Checked: Sep 24 at 11:11AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of MARINA PARK REALTY LLC
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains two residences, each with 3 bedrooms, 2 bathrooms, approximately 1,687 square feet of living space, and an oversized 2-car garage. Both sides have split-bedroom layouts, tile floors, open living and dining areas, and kitchens with granite counters, stainless steel appliances, and walk-in pantries. Solid block construction, impact-resistant windows and doors, a metal roof, separate utilities, and indoor laundry rooms serve each residence. Sliding doors open to private 14' x 10' screened lanais.
The property is in Deep Creek, a deed-restricted community in Punta Gorda, and is outside a designated flood zone. I-75, shopping, dining, medical facilities, parks, downtown Punta Gorda, golf, boating, and fishing are among the nearby amenities; Englewood Beach is within driving distance.
The property is in Deep Creek, a deed-restricted community in Punta Gorda, and is outside a designated flood zone. I-75, shopping, dining, medical facilities, parks, downtown Punta Gorda, golf, boating, and fishing are among the nearby amenities; Englewood Beach is within driving distance.
Key Highlights
- Two residences, each with 3 bedrooms and 2 bathrooms
- Approximately 1,687 square feet of living space per residence; 3,314 square feet total
- Built in 2025 with solid block construction and impact‑resistant windows and doors
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
$32,058
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
4.79%
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%
$641,160
$641.2K
Cap Rate 7%
$457,971
$458.0K
Cap Rate 9%
$356,200
$356.2K
Market Conditions
NOI Build-Up for 3,314 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
$56.5K $17.04/SF
− Vacancy
−$10.7K −$3.22/SF
EGI
$45.8K $13.82/SF
− OpEx
−$13.7K −$4.15/SF
NOI
$32.1K $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%
$641,160
Cap Rate 7%
$457,971
Cap Rate 9%
$356,200
Alternative Uses
Best Use
Multifamily LT 5
$458.0K
$400.7K – $534.3K
NOI $32,058 @ 7.0% cap · market cap 4.79%
Second Best
Apartment 5plus
$418.0K
$365.7K – $487.6K
NOI $29,258 @ 7.0% cap · market cap 4.37%
Theoretical Best
Office A
$1.09M
$949.5K – $1.27M
NOI $75,957 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 33983, FL
16,124
Population
9,114
Households
1.8
Avg Household Size
58
Median Age
22%
College-Educated
94%
High-School Grad
10.6 sq mi
ZIP Area
1,521
Density / Sq Mi
$67,705
Median Household Income
$36,748
Median Earnings
$1,357
Median Rent
$324,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residences feature separate utilities, indoor laundry rooms, and covered outdoor living areas.
Where is this duplex located?
The property is located at 1036 SAN CRISTOBAL AVE Punta Gorda, FL.
What is the asking price?
The asking price for this property is $669,000.
What are key features of this property?
This property features: Two residences, each with 3 bedrooms and 2 bathrooms; Approximately 1,687 square feet of living space per residence; 3,314 square feet total; Built in 2025 with solid block construction and impact‑resistant windows and doors
