New Two-Unit
New
For Sale
$575,000
1337-1339 SAN CRISTOBAL AVE, Punta Gorda, FL 33983
Built in 2025, the property combines two residential units with functional layouts and substantial bedroom space.
Property Size2,500 SF
Price / SF$189.64
Days on Market5
Property Features for 1337-1339 SAN CRISTOBAL AVE
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,732
Building Details
Building Size
2,500 SF
Year Built
2025
Buildings
1
Listing Agency:
PANTHER MANAGEMENT
(239) 699-1990
Listed By:
Mariana Ruiz Vallejo · License #3492088
Source:
Nixandassociates
Added: Aug 7
Changed: Aug 10
Last Checked: Aug 11 at 1:03PM
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 PANTHER MANAGEMENT
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains two residential units with matching three-bedroom, two-bathroom configurations. Each side provides approximately 1,516 square feet of living space, including living areas, a kitchen, and three bedrooms. The layouts are designed around practical residential use, with the two units offering consistent features across the property.
The property is located at 1337-1339 San Cristobal Ave in Punta Gorda, Florida. Its two-unit format provides separate residences within one building, making the asset suitable for residential income ownership or an owner seeking an additional unit on the same property.
The property is located at 1337-1339 San Cristobal Ave in Punta Gorda, Florida. Its two-unit format provides separate residences within one building, making the asset suitable for residential income ownership or an owner seeking an additional unit on the same property.
Key Highlights
- Two‑unit duplex completed in 2025
- Each unit includes 3 bedrooms and 2 bathrooms
- Approximately 1,516 sqft of living space per side
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
$29,330
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
5.10%
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%
$586,600
$586.6K
Cap Rate 7%
$419,000
$419.0K
Cap Rate 9%
$325,889
$325.9K
Market Conditions
NOI Build-Up for 3,032 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
$51.7K $17.04/SF
− Vacancy
−$9.8K −$3.22/SF
EGI
$41.9K $13.82/SF
− OpEx
−$12.6K −$4.15/SF
NOI
$29.3K $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%
$586,600
Cap Rate 7%
$419,000
Cap Rate 9%
$325,889
Alternative Uses
Best Use
Multifamily LT 5
$419.0K
$366.6K – $488.8K
NOI $29,330 @ 7.0% cap · market cap 5.10%
Second Best
Apartment 5plus
$382.4K
$334.6K – $446.1K
NOI $26,768 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$992.8K
$868.7K – $1.16M
NOI $69,493 @ 7.0% cap · market cap 12.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
114
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Built in 2025, the property combines two residential units with functional layouts and substantial bedroom space.
Where is this duplex located?
The property is located at 1337-1339 SAN CRISTOBAL AVE Punta Gorda, 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‑unit duplex completed in 2025; Each unit includes 3 bedrooms and 2 bathrooms; Approximately 1,516 sqft of living space per side
