New Construction
For Sale
$499,999
14449 & 14451 APPLETON Boulevard, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,690 SF
Lot Size0.26 Acres
Price / SF$185.87
Days on Market523
Property Features for 14449 & 14451 APPLETON Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 4, Bathroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bedroom 4, Laundry Room, Bathroom 1
Parking features
Driveway
Window features
Storm Window(s)
Pets allowed
Yes
Interior features
Open Floorplan, Thermostat, Walk-In Closet(s)
Exterior features
Private Mailbox, Rain Gutters
Subdivision
PORT CHARLOTTE SEC 87
Directions
I-75 Take exit 191 toward State Rte 777 (River Rd) Turn right onto State Rte 777, follow for 5.6 mi Continue onto W River Rd, follow for 4.1 mi Turn left onto Winchester Blvd, follow for 3.9 mi Turn left onto FL-776, stay on 776 for 3.6 mi Turn right onto David Blvd In .5 mi, Turn left onto Marathon Blvd In 1.3 mi, Turn right onto 771/Gasparilla Rd Follow Gasparilla Rd 2.9 mi and then Turn left onto Appleton Blvd In about 1.7 miles the property will be on the right
Standard status
Active
APN
412128428007
Size
2,690 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 087 4656 0007 PORT CHARLOTTE SEC87 BLK4656 LT 7 UNREC WD 2525/1359 CD2616/1953 TD4376/425 4411/321 4716/282 3230371
Tax Annual Amount
1120
Legal Description
PCH 087 4656 0007 PORT CHARLOTTE SEC87 BLK4656 LT 7 UNREC WD 2525/1359 CD2616/1953 TD4376/425 4411/321 4716/282 3230371
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Listing Agency:
LPT REALTY, LLC
(877) 366-2213
Listed By:
Samarra Landry LLC · License #3476358
(941) 380-6423
Added: Mar 28, 2025
Changed: Aug 31
Last Checked: Sep 1 at 6:06AM
MLS# C7507695
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2025 duplex is under construction on a 0.26-acre parcel in South Gulf Cove. The property contains 2 units totaling 2,690 square feet, with approximately 1,345 square feet per unit. Each residence is planned with 3 bedrooms, 2 bathrooms, an open floor plan, quartz countertops, ceramic tile flooring, impact-resistant windows, and an attached garage. Central heating and cooling, electric heat, public water, and public sewer are included in the property specifications.
The site is located at 14449 & 14451 Appleton Boulevard in Port Charlotte, Florida. RMF10 zoning applies. Additional features include walk-in closets, laundry rooms, rain gutters, private mailboxes, block, concrete, and stucco construction, plus a shingle roof. The layout and two-unit configuration provide a residential income property format within the South Gulf Cove community.
The site is located at 14449 & 14451 Appleton Boulevard in Port Charlotte, Florida. RMF10 zoning applies. Additional features include walk-in closets, laundry rooms, rain gutters, private mailboxes, block, concrete, and stucco construction, plus a shingle roof. The layout and two-unit configuration provide a residential income property format within the South Gulf Cove community.
Key Highlights
- 2‑unit duplex with 2,690 square feet of total property size
- Each unit offers 3 bedrooms, 2 bathrooms, and approximately 1,345 square feet
- 0.26‑acre parcel in South Gulf Cove at 14449 & 14451 Appleton Boulevard
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
$26,022
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
5.20%
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%
$520,440
$520.4K
Cap Rate 7%
$371,743
$371.7K
Cap Rate 9%
$289,133
$289.1K
Market Conditions
NOI Build-Up for 2,690 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
$45.8K $17.04/SF
− Vacancy
−$8.7K −$3.22/SF
EGI
$37.2K $13.82/SF
− OpEx
−$11.2K −$4.15/SF
NOI
$26.0K $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%
$520,440
Cap Rate 7%
$371,743
Cap Rate 9%
$289,133
Alternative Uses
Best Use
Multifamily LT 5
$371.7K
$325.3K – $433.7K
NOI $26,022 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$339.3K
$296.9K – $395.8K
NOI $23,749 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$880.8K
$770.7K – $1.03M
NOI $61,655 @ 7.0% cap · market cap 12.33%
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
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 33981, FL
13,574
Population
7,808
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
93%
High-School Grad
45.4 sq mi
ZIP Area
299
Density / Sq Mi
$71,266
Median Household Income
$36,931
Median Earnings
$1,198
Median Rent
$355,600
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 residential units offer open layouts, attached garages, tile flooring, and impact-resistant windows in South Gulf Cove.
Where is this duplex located?
The property is located at 14449 & 14451 APPLETON Boulevard Port Charlotte, 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: 2‑unit duplex with 2,690 square feet of total property size; Each unit offers 3 bedrooms, 2 bathrooms, and approximately 1,345 square feet; 0.26‑acre parcel in South Gulf Cove at 14449 & 14451 Appleton Boulevard
