Waterview Residential Income
For Sale
$134,475
25050 SANDHILL Blvd B1, Punta Gorda, FL 33983
Condominium with pond views, an open layout, screened lanai, and walk-in closets in both bedrooms.
Property Size860 SF
Days on Market62
Property Features for 25050 SANDHILL Blvd B1
General Information
Standard status
Active
Size
860 SF
Property subtype
Investment
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,781
Building Details
Building Size
860 SF
Year Built
1990
Listed By:
Christopher Madrigal
(239) 896-2402
Source:
Elliman
Added: Jul 5
Changed: Aug 30
Last Checked: Sep 1 at 8:41PM
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 Christopher Madrigal
Investment Insights
Based on property information with market context.
This 1990-built condominium at The Pines at Deep Creek includes 2 bedrooms and 2 baths within an open floor plan. Tile flooring spans the main living areas, while the kitchen connects to the living space through a breakfast bar. Both bedrooms have walk-in closets, and the primary suite includes a private en-suite bath. A screened lanai overlooks the pond and adds outdoor living space.
The property is located near I-75 with access to Punta Gorda, Fort Myers, Sarasota, and Tampa. Shopping, dining, golf courses, parks, and Gulf beaches are also identified nearby. The address is 25050 SANDHILL Blvd B1, Punta Gorda, FL 33983.
The property is located near I-75 with access to Punta Gorda, Fort Myers, Sarasota, and Tampa. Shopping, dining, golf courses, parks, and Gulf beaches are also identified nearby. The address is 25050 SANDHILL Blvd B1, Punta Gorda, FL 33983.
Key Highlights
- 2‑bedroom, 2‑bath condominium with pond views
- Built in 1990 at The Pines at Deep Creek
- Screened lanai overlooking the pond
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
$7,593
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
5.65%
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%
$151,860
$151.9K
Cap Rate 7%
$108,471
$108.5K
Cap Rate 9%
$84,367
$84.4K
Market Conditions
NOI Build-Up for 860 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
$17.2K $20.04/SF
− Vacancy
−$3.4K −$3.99/SF
EGI
$13.8K $16.05/SF
− OpEx
−$6.2K −$7.22/SF
NOI
$7.6K $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%
$151,860
Cap Rate 7%
$108,471
Cap Rate 9%
$84,367
Alternative Uses
Best Use
Apartment 5plus
$108.5K
$94.9K – $126.6K
NOI $7,593 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$281.6K
$246.4K – $328.5K
NOI $19,711 @ 7.0% cap · market cap 14.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
238
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Condominium with pond views, an open layout, screened lanai, and walk-in closets in both bedrooms.
Where is this residential income property located?
The property is located at 25050 SANDHILL Blvd B1 Punta Gorda, FL.
What is the asking price?
The asking price for this property is $134,475.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath condominium with pond views; Built in 1990 at The Pines at Deep Creek; Screened lanai overlooking the pond
