Waterfront 11-Unit Apartment
For Sale
$1,350,000
3269 DUNCAN ROAD, Punta Gorda, FL 33982
Remodeled waterfront apartments with docks, canoes, kayaks, and centralized guest-access management.
Property Size7,150 SF
Price / SF$188.81
Days on Market510
Property Features for 3269 DUNCAN ROAD
General Information
Standard status
Active
Size
7,150 SF
Property subtype
Multi Family
Taxes and HOA fees
Annual Taxes
$13,060
Building Details
Year Built
1978
Listing Agency:
BEYCOME OF FLORIDA LLC
(804) 656-5007
Listed By:
Steven Koleno · License #3469487
(804) 656-5007
Source:
Exitrealty
Added: Apr 9, 2025
Changed: Aug 30
Last Checked: Aug 31 at 4:03PM
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 BEYCOME OF FLORIDA LLC
Investment Insights
Based on property information with market context.
This 11-unit apartment property in Punta Gorda includes approximately 7,150 square feet across one-bedroom, one-bath residences. Each unit also features a living room, dining room, and kitchen. The property was built in 1978 and underwent a comprehensive remodel that included roofs, windows, doors, tile flooring, bathroom vanities, showers, cabinets, countertops, appliances, artwork, and furniture.
The apartments occupy over 2.5 acres along Shell Creek, with waterfront amenities that include docks, canoes, and kayaks. Guest operations are coordinated through Hostaway, which adjusts rates based on demand and creates individual door-access codes for each stay. Professional management and a cleaning crew are in place. The property has recorded more than 500 total reviews, an average rating of 4.9 stars, and a cap rate of 10.
The apartments occupy over 2.5 acres along Shell Creek, with waterfront amenities that include docks, canoes, and kayaks. Guest operations are coordinated through Hostaway, which adjusts rates based on demand and creates individual door-access codes for each stay. Professional management and a cleaning crew are in place. The property has recorded more than 500 total reviews, an average rating of 4.9 stars, and a cap rate of 10.
Key Highlights
- 11 units, each approximately 650 square feet
- Over 2.5 acres of waterfront property along Shell Creek
- Each unit has 1 bedroom, 1 bath, living room, dining room, and kitchen
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
$63,125
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
4.68%
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%
$1,262,500
$1.3M
Cap Rate 7%
$901,786
$901.8K
Cap Rate 9%
$701,389
$701.4K
Market Conditions
NOI Build-Up for 7,150 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
$143.3K $20.04/SF
− Vacancy
−$28.5K −$3.99/SF
EGI
$114.8K $16.05/SF
− OpEx
−$51.6K −$7.22/SF
NOI
$63.1K $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%
$1,262,500
Cap Rate 7%
$901,786
Cap Rate 9%
$701,389
Alternative Uses
Best Use
Apartment 5plus
$901.8K
$789.1K – $1.05M
NOI $63,125 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.34M
$2.05M – $2.73M
NOI $163,878 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
29
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?
Apartment building - Remodeled waterfront apartments with docks, canoes, kayaks, and centralized guest-access management.
Where is this apartment building located?
The property is located at 3269 DUNCAN ROAD Punta Gorda, FL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 11 units, each approximately 650 square feet; Over 2.5 acres of waterfront property along Shell Creek; Each unit has 1 bedroom, 1 bath, living room, dining room, and kitchen
