New Duplex with High-End LVL
For Sale
$573,000
174 MADRID BLVD, Punta Gorda, FL 33950
Newly built duplex with upgraded high-end LVL flooring, modern kitchens, and full appliance packages in both units.
Property Size2,746 SF
Days on Market92
Property Features for 174 MADRID BLVD
General Information
Standard status
Active
Size
2,746 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$1,424
Building Details
Building Size
2,746 SF
Year Built
2024
Buildings
1
Tenancy
Multi
Listing Agency:
WILLIAM MORGAN REAL ESTATE LLC
(208) 794-7630
Listed By:
Bill Morgan
Source:
Nixandassociates
Added: May 20
Changed: Aug 8
Last Checked: Aug 18 at 4:48AM
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 WILLIAM MORGAN REAL ESTATE LLC
Investment Insights
Based on property information with market context.
174 Madrid Blvd is a newly completed duplex built by Lewis Maguire Homes (year built 2024). Each unit is designed with modern kitchens, hard-surface countertops, designer lighting and fans, and full appliance packages. Interior finishes include upgraded high-end LVL flooring throughout both units, along with 8-foot interior doors.
The property is located in a growing investment corridor in Punta Gorda, just minutes from Fishermen’s Village, downtown Punta Gorda waterfront dining, marinas, shopping, and entertainment. Interior photos shown are from the adjacent completed duplex at 180 Madrid Blvd. The floorplan, room sizes, elevations, and overall layout are substantially the same, with the primary difference noted as upgraded high-end LVL flooring throughout at 174 Madrid.
An additional set of newly constructed duplexes is available on contiguous lots, allowing an investor to assemble up to 10 units in one concentrated location.
The property is located in a growing investment corridor in Punta Gorda, just minutes from Fishermen’s Village, downtown Punta Gorda waterfront dining, marinas, shopping, and entertainment. Interior photos shown are from the adjacent completed duplex at 180 Madrid Blvd. The floorplan, room sizes, elevations, and overall layout are substantially the same, with the primary difference noted as upgraded high-end LVL flooring throughout at 174 Madrid.
An additional set of newly constructed duplexes is available on contiguous lots, allowing an investor to assemble up to 10 units in one concentrated location.
Key Highlights
- Built by Lewis Maguire Homes, year built 2024
- Upgraded high‑end LVL flooring throughout both units
- Modern kitchens with hard‑surface countertops
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
$26,564
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
4.64%
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%
$531,280
$531.3K
Cap Rate 7%
$379,486
$379.5K
Cap Rate 9%
$295,156
$295.2K
Market Conditions
NOI Build-Up for 2,746 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
$46.8K $17.04/SF
− Vacancy
−$8.8K −$3.22/SF
EGI
$37.9K $13.82/SF
− OpEx
−$11.4K −$4.15/SF
NOI
$26.6K $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%
$531,280
Cap Rate 7%
$379,486
Cap Rate 9%
$295,156
Alternative Uses
Best Use
Multifamily LT 5
$379.5K
$332.1K – $442.7K
NOI $26,564 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$346.3K
$303.0K – $404.1K
NOI $24,243 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$899.1K
$786.7K – $1.05M
NOI $62,938 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
217
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
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 - Newly built duplex with upgraded high-end LVL flooring, modern kitchens, and full appliance packages in both units.
Where is this duplex located?
The property is located at 174 MADRID BLVD Punta Gorda, FL.
What is the asking price?
The asking price for this property is $573,000.
What are key features of this property?
This property features: Built by Lewis Maguire Homes, year built 2024; Upgraded high‑end LVL flooring throughout both units; Modern kitchens with hard‑surface countertops
