Waterfront Duplex With
For Sale
$499,999
16810/16812 San Edmundo Rd, Punta Gorda, FL 33955
New construction income property with modern finishes, two residences, and community access to lakes and Charlotte Harbor.
Property Size2,500 SF
Lot Size0.46 Acres
Price / SF$199
Days on Market296
Property Features for 16810/16812 San Edmundo Rd
General Information
Standard status
Active
Size
2,500 SF
Total Parking Spaces
2
Lot size
0.46 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
community lakes
park
picnic pavilion
canoe/kayak launch
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Shore Line Realty & Associates
Listed By:
Michelle DiCicco · License #258016243
(239) 223-9912
Source:
Naplesareahomesearch
Added: Nov 11, 2025
Changed: Sep 2
Last Checked: Sep 1 at 8:07PM
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 Shore Line Realty & Associates
Investment Insights
Based on property information with market context.
Completed in 2025, this custom duplex provides 2,500 square feet of living area across 6 bedrooms and 4 bathrooms. Each residence includes a single-car garage, while the property also features a tile roof, impact-rated windows and doors, paver surfaces at the lanai and front entry, shaker-style wood cabinetry, granite countertops, and laminate flooring. Appliances, a washer, and a dryer are included. The home occupies an oversized 0.46-acre waterfront lot with desirable southeast rear exposure.
Located in Burnt Store Lakes Subdivision, the property is part of an HOA community with 11 lakes, a resident park and picnic pavilion, and a canoe and kayak launch providing access to Charlotte Harbor. Shopping, restaurants, and beaches are nearby. The duplex is offered for sale and is also available for rent.
Located in Burnt Store Lakes Subdivision, the property is part of an HOA community with 11 lakes, a resident park and picnic pavilion, and a canoe and kayak launch providing access to Charlotte Harbor. Shopping, restaurants, and beaches are nearby. The duplex is offered for sale and is also available for rent.
Key Highlights
- Custom‑built 2025 duplex on a 0.46‑acre waterfront lot
- 2,500 square feet with 6 bedrooms and 4 bathrooms
- Two single‑car garages
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
$24,184
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
4.84%
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%
$483,680
$483.7K
Cap Rate 7%
$345,486
$345.5K
Cap Rate 9%
$268,711
$268.7K
Market Conditions
NOI Build-Up for 2,500 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
$42.6K $17.04/SF
− Vacancy
−$8.1K −$3.22/SF
EGI
$34.5K $13.82/SF
− OpEx
−$10.4K −$4.15/SF
NOI
$24.2K $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%
$483,680
Cap Rate 7%
$345,486
Cap Rate 9%
$268,711
Alternative Uses
Best Use
Multifamily LT 5
$345.5K
$302.3K – $403.1K
NOI $24,184 @ 7.0% cap · market cap 4.84%
Second Best
Apartment 5plus
$315.3K
$275.9K – $367.9K
NOI $22,072 @ 7.0% cap · market cap 4.41%
Theoretical Best
Office A
$818.6K
$716.3K – $955.0K
NOI $57,300 @ 7.0% cap · market cap 11.46%
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
39
Businesses Nearby
Explore this area
Business Placement
Demographics for 33955, FL
10,071
Population
6,872
Households
1.5
Avg Household Size
63
Median Age
31%
College-Educated
90%
High-School Grad
78.4 sq mi
ZIP Area
128
Density / Sq Mi
$76,733
Median Household Income
$38,971
Median Earnings
$1,559
Median Rent
$321,500
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 - New construction income property with modern finishes, two residences, and community access to lakes and Charlotte Harbor.
Where is this duplex located?
The property is located at 16810/16812 San Edmundo Rd Punta Gorda, 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: Custom‑built 2025 duplex on a 0.46‑acre waterfront lot; 2,500 square feet with 6 bedrooms and 4 bathrooms; Two single‑car garages
