Punta Gorda Multifamily
For Sale
$119,000
126 LAZY LAGOON Dr, Punta Gorda, FL 33982
Multifamily property for sale in Punta Gorda, Florida.
Property Size672 SF
Lot Size0.07 Acres
Days on Market277
Property Features for 126 LAZY LAGOON Dr
General Information
Standard status
Active
Size
672 SF
Lot size
0.07 Acres
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$1,878
Building Details
Building Size
672 SF
Year Built
2005
Listing Agency:
REALTY ONE GROUP MVP
(781) 799-7570
Listed By:
Claudia Debruyn · License #3216137
(781) 799-7570
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 31
Last Checked: Aug 30 at 10:59PM
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 REALTY ONE GROUP MVP
Investment Insights
Based on property information with market context.
This multifamily property is located in Punta Gorda, Florida. The property is listed for sale.
Key Highlights
- Year Built: 2005
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
$5,933
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
4.99%
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%
$118,660
$118.7K
Cap Rate 7%
$84,757
$84.8K
Cap Rate 9%
$65,922
$65.9K
Market Conditions
NOI Build-Up for 672 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
$13.5K $20.04/SF
− Vacancy
−$2.7K −$3.99/SF
EGI
$10.8K $16.05/SF
− OpEx
−$4.9K −$7.22/SF
NOI
$5.9K $8.83/SF
Area
Charlotte County, FL
Vacancy
19.90%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
45.00%
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%
$118,660
Cap Rate 7%
$84,757
Cap Rate 9%
$65,922
Alternative Uses
Best Use
Apartment 5plus
$84.8K
$74.2K – $98.9K
NOI $5,933 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$220.0K
$192.5K – $256.7K
NOI $15,402 @ 7.0% cap · market cap 12.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Explore this area
Business Placement
Demographics for 33982, FL
12,404
Population
6,091
Households
2
Avg Household Size
52
Median Age
25%
College-Educated
88%
High-School Grad
407.1 sq mi
ZIP Area
30
Density / Sq Mi
$68,514
Median Household Income
$43,964
Median Earnings
$1,104
Median Rent
$285,400
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?
Multifamily property - Multifamily property for sale in Punta Gorda, Florida.
Where is this multifamily property located?
The property is located at 126 LAZY LAGOON Dr Punta Gorda, FL.
What is the asking price?
The asking price for this property is $119,000.
What are key features of this property?
This property features: Year Built: 2005
