Waterfront Duplex with Two
For Sale
$499,999
16810 /16812 San Edmundo Rd, Punta Gorda, FL 33955
Brand-new custom duplex offers two units with 6 bedrooms, 4 bathrooms, and two single-car garages on a waterfront lot.
Property Size2,500 SF
Lot Size0.46 Acres
Price / SF$199
Days on Market46
Property Features for 16810 /16812 San Edmundo Rd
General Information
Standard status
Active
Size
2,500 SF
Total Parking Spaces
2
Lot size
0.46 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
11 large lakes
park
picnic pavilion
canoe/kayak launch
community sponsored events
social functions
Building Details
Year Built
2025
Listing Agency:
Shore Line Realty & Associates
Listed By:
Michelle DiCicco · License #258016243
(239) 223-9912
Source:
Whitesandsfl
Added: Jul 21
Changed: Sep 3
Last Checked: Sep 1 at 8:50PM
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 Shore Line Realty & Associates
Investment Insights
Based on property information with market context.
Brand new custom-built duplex featuring 6 bedrooms and 4 bathrooms with a total of 2,500 square feet of living area. The property includes two single-car garages and waterfront lot setting, with a tile roof and impact/hurricane impact-rated windows and doors. Interior finishes include laminate flooring, wood kitchen cabinets with shaker-style doors, and granite countertops, with pavers on the lanai and front entry. Each side includes appliances and a washer and dryer.
The duplex is located in the Burnt Store Lakes Subdivision and described as a quiet, peaceful HOA community with 11 large lakes, a park and picnic pavilion, and a canoe/kayak launch to Charlotte Harbor. The property is noted with desirable southeast rear exposure, and the remarks indicate it is close to shopping, restaurants, and beaches.
This is a duplex configuration intended to support rental potential as well as multi-generational living, with the HOA community amenities centered around lakes and resident recreation.
The duplex is located in the Burnt Store Lakes Subdivision and described as a quiet, peaceful HOA community with 11 large lakes, a park and picnic pavilion, and a canoe/kayak launch to Charlotte Harbor. The property is noted with desirable southeast rear exposure, and the remarks indicate it is close to shopping, restaurants, and beaches.
This is a duplex configuration intended to support rental potential as well as multi-generational living, with the HOA community amenities centered around lakes and resident recreation.
Key Highlights
- Brand‑new custom duplex (2025) with 2 units, 6 bedrooms and 4 bathrooms total
- 2,500 sq ft living area on an oversized 0.46‑acre waterfront lot
- Tile roof plus impact/hurricane impact‑rated 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
$24,184
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
4.84%
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%
$483,680
$483.7K
Cap Rate 7%
$345,486
$345.5K
Cap Rate 9%
$268,711
$268.7K
Market Conditions
NOI Build-Up for 2,500 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
$42.6K $17.04/SF
− Vacancy
−$8.1K −$3.22/SF
EGI
$34.5K $13.82/SF
− OpEx
−$10.4K −$4.15/SF
NOI
$24.2K $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%
$483,680
Cap Rate 7%
$345,486
Cap Rate 9%
$268,711
Alternative Uses
Best Use
Multifamily LT 5
$345.5K
$302.3K – $403.1K
NOI $24,184 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$315.3K
$275.9K – $367.9K
NOI $22,072 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$818.6K
$716.3K – $955.0K
NOI $57,300 @ 7.0% cap · market cap 11.46%
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
39
Businesses Nearby
Explore this area
Business Placement
Demographics for 33955, FL
10,071
Population
6,872
Households
1.5
Avg Household Size
63
Median Age
31%
College-Educated
90%
High-School Grad
78.4 sq mi
ZIP Area
128
Density / Sq Mi
$76,733
Median Household Income
$38,971
Median Earnings
$1,559
Median Rent
$321,500
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 - Brand-new custom duplex offers two units with 6 bedrooms, 4 bathrooms, and two single-car garages on a waterfront lot.
Where is this duplex located?
The property is located at 16810 /16812 San Edmundo Rd Punta Gorda, FL.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Brand‑new custom duplex (2025) with 2 units, 6 bedrooms and 4 bathrooms total; 2,500 sq ft living area on an oversized 0.46‑acre waterfront lot; Tile roof plus impact/hurricane impact‑rated windows and doors
