Two-Unit Duplex with
For Sale
$459,900
2078 DORION Street, Port Charlotte, FL 33948
Residential Income, PORT CHARLOTTE, FL
Property Size2,400 SF
Lot Size0.23 Acres
Price / SF$191.63
Days on Market450
Property Features for 2078 DORION Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RMF10
Rooms
Family Room
Interior features
Ceiling Fans(s), Kitchen/Family Room Combo, Open Floorplan, Primary Bedroom Main Floor, Solid Wood Cabinets, Stone Counters, Thermostat, Walk-In Closet(s)
Exterior features
Lighting, Private Mailbox, Rain Gutters
Appliances
Dishwasher, Disposal, Electric Water Heater, Microwave, Range Hood, Refrigerator
Subdivision
PORT CHARLOTTE SEC 41
Directions
At Exit 179, head right on the ramp for County Hwy-779 toward North Port / Port Charlotte Keep right, heading toward Charlotte Sports Park / North Port / Port Charlotte Road name changes to S Toledo Blade Blvd Road name changes to Toledo Blade Blvd Turn right onto FL-776 / El Jobean Rd Turn left onto Como St Turn right onto Royalview Dr Turn left onto Dorion St Arrive at Dorion St on the left The last intersection before your destination is Thompson Ave If you reach Carleen Ave, you've gone too far
Standard status
Active
APN
402113132004
Size
2,400 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 041 0648 0005 PORT CHARLOTTE SEC41 BLK648 LT 5 545/1980 2751/451 PR13-797-LR DC3755/2159-LR 3770/764 4864/719 DEC5045/7
Tax Annual Amount
677
Legal Description
PCH 041 0648 0005 PORT CHARLOTTE SEC41 BLK648 LT 5 545/1980 2751/451 PR13-797-LR DC3755/2159-LR 3770/764 4864/719 DEC5045/7
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Well
Amenities
water filtration system
impact-resistant windows
ceiling fans
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
LOKATION
(954) 545-5583
Listed By:
Lena Marshall · License #3621718
(941) 500-9617
Added: Jun 23, 2025
Changed: Sep 15
Last Checked: Sep 15 at 1:06PM
MLS# A4656617
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 2,400-square-foot duplex is an under-construction 2025 residential income property with two independent units. Each unit includes 3 bedrooms, 2 full bathrooms, a family room, open floor plan, primary bedroom on the main floor, walk-in closet, ceramic tile flooring, and 9-foot-4-inch ceilings. Interior finishes include stone counters, solid wood cabinets, stainless steel appliances, ceiling fans, and individual thermostats. Central heating and central air serve both units.
The building uses block construction with a stucco finish, impact-resistant windows, doors, and sliders, and a shingle roof. Each residence has a separate driveway and one-car garage, along with its own microwave, refrigerator, dishwasher, and range. The property is served by a well and septic tank, with cable available. RMF10 zoning applies to the 0.23-acre site in Port Charlotte, Florida.
The building uses block construction with a stucco finish, impact-resistant windows, doors, and sliders, and a shingle roof. Each residence has a separate driveway and one-car garage, along with its own microwave, refrigerator, dishwasher, and range. The property is served by a well and septic tank, with cable available. RMF10 zoning applies to the 0.23-acre site in Port Charlotte, Florida.
Key Highlights
- 2,400‑square‑foot duplex with two independent residential units
- Each unit provides 3 bedrooms and 2 full bathrooms
- Separate driveways and one‑car garages for each unit
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
$23,217
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
5.05%
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%
$464,340
$464.3K
Cap Rate 7%
$331,671
$331.7K
Cap Rate 9%
$257,967
$258.0K
Market Conditions
NOI Build-Up for 2,400 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
$40.9K $17.04/SF
− Vacancy
−$7.7K −$3.22/SF
EGI
$33.2K $13.82/SF
− OpEx
−$9.9K −$4.15/SF
NOI
$23.2K $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%
$464,340
Cap Rate 7%
$331,671
Cap Rate 9%
$257,967
Alternative Uses
Best Use
Multifamily LT 5
$331.7K
$290.2K – $387.0K
NOI $23,217 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$302.7K
$264.9K – $353.2K
NOI $21,189 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$785.8K
$687.6K – $916.8K
NOI $55,008 @ 7.0% cap · market cap 11.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
208
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex with separate entrances, private driveways, and modern interior finishes in a two-unit residential configuration.
Where is this duplex located?
The property is located at 2078 DORION Street Port Charlotte, FL.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: 2,400‑square‑foot duplex with two independent residential units; Each unit provides 3 bedrooms and 2 full bathrooms; Separate driveways and one‑car garages for each unit
