Brand-New Duplex with Canal
For Sale
$499,999
16810/16812 San Edmundo Road, Punta Gorda, FL 33955
MULTI_FAMILY - Other - Punta Gorda, FL
Property Size2,500 SF
Lot Size0.46 Acres
Price / SF$199
Days on Market236
Property Features for 16810/16812 San Edmundo Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RMF15
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 2
Pets allowed
Yes
Subdivision
BURNT STORE LAKES
Lot features
Multiple Lots
Directions
Burnt Store Rd / County Hwy-765 5.6 mi Turn right onto Saragossa Ln 0.3 mi At the roundabout, take the 3rd exit for Cape Horn Blvd 0.1 mi Turn right onto San Ciprian Rd 0.3 mi Turn right onto San Edmundo Rd 0.1 mi Arrive at San Edmundo Rd on right side.
Standard status
Active
APN
422330330003
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PGI 021 0857 0008 PUNTA GORDA ISLES SEC21 BLK857 LT8 780/879 1089/98 COR1159/89 1282/1282 1392/725 AFF1408/1476 1408/1477&82 1743/231 2964/1236 TD3456/1546 CT4336/67 4843/1096 3315694
Tax Annual Amount
1585
Legal Description
PGI 021 0857 0008 PUNTA GORDA ISLES SEC21 BLK857 LT8 780/879 1089/98 COR1159/89 1282/1282 1392/725 AFF1408/1476 1408/1477&82 1743/231 2964/1236 TD3456/1546 CT4336/67 4843/1096 3315694
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Ceiling Fan(s), Central Air
Water source
Public
Water front features
Canal Access
Water front
1
Building Details
Year built
2025
Number of units
2
Flooring type
Laminate
Building materials
Block, Concrete, Stone, Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
Shore Line Realty & Associates
(239) 471-0951
Listed By:
Michelle DiCicco · License #258016243
(239) 223-9912
Added: Dec 19, 2025
Changed: Aug 2
Last Checked: Aug 12 at 3:06PM
MLS# 2025015326
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
Brand new custom-built duplex at 16810/16812 San Edmundo Road in Punta Gorda, FL. The home is under construction (Year Built: 2025) with approximately 2,500 square feet of living area, 6 bedrooms, 4 bathrooms, and 2 single-car garages. Construction features include block with concrete and stucco elements, plus a tile roof, impact/hurricane impact-rated windows and doors, and pavers on the lanai and front entry. Interior finishes include laminate flooring, wood kitchen cabinets with shaker-style doors, and granite countertops. The duplex includes all appliances and a washer and dryer. Heating is electric with central operation, and cooling is electric central air with ceiling fans.
Set on an oversized 0.46-acre waterfront lot with canal access in the Burnt Store Lakes Subdivision, the property includes public water and public sewer. Burnt Store Lakes is an HOA community with 11 large lakes, a park and picnic pavilion, and a canoe/kayak launch to Charlotte Harbor. The home also offers a desirable southeast rear exposure.
Set on an oversized 0.46-acre waterfront lot with canal access in the Burnt Store Lakes Subdivision, the property includes public water and public sewer. Burnt Store Lakes is an HOA community with 11 large lakes, a park and picnic pavilion, and a canoe/kayak launch to Charlotte Harbor. The home also offers a desirable southeast rear exposure.
Key Highlights
- 0.46‑acre waterfront lot with canal access in Burnt Store Lakes Subdivision
- Brand new duplex under construction for 2025 with approx 2,500 SF living area
- 6 bedrooms and 4 bathrooms with 2 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
Property Profile
Current Use
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 - Custom-built duplex on an oversized waterfront lot with impact-rated windows and doors, tile roof, and public utilities.
Where is this duplex located?
The property is located at 16810/16812 San Edmundo Road 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: 0.46‑acre waterfront lot with canal access in Burnt Store Lakes Subdivision; Brand new duplex under construction for 2025 with approx 2,500 SF living area; 6 bedrooms and 4 bathrooms with 2 single‑car garages
