Under-Construction Industrial Flex
For Sale
$10,750,000
8411-8419 Duffie Dr, Punta Gorda, FL 33982
Package of 16 new construction condo units in Punta Gorda’s ECAP-zoned district, marketed as flex and warehouse space.
Property Size50,000 SF
Price / SF$215
Days on Market45
Property Features for 8411-8419 Duffie Dr
General Information
Standard status
Active
Size
50,000 SF
Zoning
ECAP
Additional Details
Cap Rate
6.5%
Building Details
Year Built
2026
Listing Agency:
PREMIERE PLUS REALTY COMPANY
(239) 560-9202
Listed By:
Bea Cervantes · License #3298034
Source:
Whitesandsfl
Added: Jul 16
Changed: Aug 22
Last Checked: Aug 29 at 11:37AM
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 PREMIERE PLUS REALTY COMPANY
Investment Insights
Based on property information with market context.
This offering is a package purchase of 16 new construction industrial flex and warehouse condo units (MLS numbers listed in the remarks), currently shown as under construction. The property is described as a deep-discount new construction package and is also referenced as being available as individual condo units depending on how it is purchased.
The units are located at 8411–8419 Duffie Dr in Punta Gorda, Florida. The remarks state the site is in an ECAP zoning district, described as highly flexible and allowing a diverse mix of operations, including light industrial, manufacturing, and warehousing; logistics and distribution; general and medical offices; retail, commercial, and hospitality; and aviation support and educational facilities.
The seller is offering the complete set of 16 units together as a package deal.
The units are located at 8411–8419 Duffie Dr in Punta Gorda, Florida. The remarks state the site is in an ECAP zoning district, described as highly flexible and allowing a diverse mix of operations, including light industrial, manufacturing, and warehousing; logistics and distribution; general and medical offices; retail, commercial, and hospitality; and aviation support and educational facilities.
The seller is offering the complete set of 16 units together as a package deal.
Key Highlights
- New construction package: 16 condo units in Punta Gorda’s ECAP‑zoned district
- Year built: 2026
- ECAP zoning allows a flexible mix including light industrial, manufacturing, and warehousing; logistics and distribution; and general/medical offices
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
$469,200
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
4.36%
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%
$9,384,000
$9.4M
Cap Rate 7%
$6,702,857
$6.7M
Cap Rate 9%
$5,213,333
$5.2M
Market Conditions
NOI Build-Up for 50,000 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
$600.0K $12.00/SF
− Vacancy
−$48.0K −$0.96/SF
EGI
$552.0K $11.04/SF
− OpEx
−$82.8K −$1.66/SF
NOI
$469.2K $9.38/SF
Area
Charlotte County, FL
Vacancy
8.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
15.00%
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%
$9,384,000
Cap Rate 7%
$6,702,857
Cap Rate 9%
$5,213,333
Alternative Uses
Best Use
Warehouse
$6.70M
$5.87M – $7.82M
NOI $469,200 @ 7.0% cap · market cap 4.36%
Second Best
Flex RnD
$6.37M
$5.58M – $7.43M
NOI $446,063 @ 7.0% cap · market cap 4.15%
Theoretical Best
Office A
$16.37M
$14.33M – $19.10M
NOI $1,146,000 @ 7.0% cap · market cap 10.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Well-served
Demand for This Use
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 Industrial 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?
Flex space - Package of 16 new construction condo units in Punta Gorda’s ECAP-zoned district, marketed as flex and warehouse space.
Where is this flex space located?
The property is located at 8411-8419 Duffie Dr Punta Gorda, FL.
What is the asking price?
The asking price for this property is $10,750,000.
What are key features of this property?
This property features: New construction package: 16 condo units in Punta Gorda’s ECAP‑zoned district; Year built: 2026; ECAP zoning allows a flexible mix including light industrial, manufacturing, and warehousing; logistics and distribution; and general/medical offices
