Contemporary Duplex Under
For Sale
$519,900
2110/2112 DORION Street, Port Charlotte, FL 33948
Two-bedroom, two-bath property with a private garage and landscaped setting.
Property Size2,086 SF
Price / SF$249.23
Days on Market768
Property Features for 2110/2112 DORION Street
General Information
Standard status
Active
Size
2,086 SF
Property subtype
Multi Family
Listing Agency:
SUNCOAST PROPERTY MANAGEMENT LLC
(904) 517-5939
Listed By:
JAMES NELSON SHEILS · License #3474216
Source:
Exitrealty
Added: Jul 25, 2024
Changed: Aug 31
Last Checked: Aug 31 at 5:30PM
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 SUNCOAST PROPERTY MANAGEMENT LLC
Investment Insights
Based on property information with market context.
This 2,086-square-foot duplex at 2110/2112 DORION Street is under construction and features a contemporary design with clean architectural lines, landscaped surroundings, and updated interior finishes. The property includes 2 beds, 2 baths, and a private garage. Photographs may include virtual staging or renderings rather than completed conditions.
Located in Port Charlotte, Florida, the property is identified as being outside a flood zone. Its duplex configuration and planned residential improvements provide a defined structure for buyers evaluating a residential income property, subject to final construction and delivered condition.
Located in Port Charlotte, Florida, the property is identified as being outside a flood zone. Its duplex configuration and planned residential improvements provide a defined structure for buyers evaluating a residential income property, subject to final construction and delivered condition.
Key Highlights
- 2,086 SF duplex under construction
- 2 beds and 2 baths
- Private garage included
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
$20,179
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
3.88%
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%
$403,580
$403.6K
Cap Rate 7%
$288,271
$288.3K
Cap Rate 9%
$224,211
$224.2K
Market Conditions
NOI Build-Up for 2,086 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
$35.5K $17.04/SF
− Vacancy
−$6.7K −$3.22/SF
EGI
$28.8K $13.82/SF
− OpEx
−$8.6K −$4.15/SF
NOI
$20.2K $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%
$403,580
Cap Rate 7%
$288,271
Cap Rate 9%
$224,211
Alternative Uses
Best Use
Multifamily LT 5
$288.3K
$252.2K – $336.3K
NOI $20,179 @ 7.0% cap · market cap 3.88%
Second Best
Apartment 5plus
$263.1K
$230.2K – $307.0K
NOI $18,417 @ 7.0% cap · market cap 3.54%
Theoretical Best
Office A
$683.0K
$597.6K – $796.9K
NOI $47,811 @ 7.0% cap · market cap 9.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
195
Businesses Nearby
Explore this area
Business Placement
Demographics for 33948, FL
17,190
Population
9,297
Households
1.8
Avg Household Size
57
Median Age
20%
College-Educated
92%
High-School Grad
13.0 sq mi
ZIP Area
1,322
Density / Sq Mi
$60,788
Median Household Income
$33,979
Median Earnings
$1,384
Median Rent
$279,500
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 - Two-bedroom, two-bath property with a private garage and landscaped setting.
Where is this duplex located?
The property is located at 2110/2112 DORION Street Port Charlotte, FL.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: 2,086 SF duplex under construction; 2 beds and 2 baths; Private garage included
