Multifamily Property with In-Unit
For Sale
$304,000
2087 Como Street B, Port Charlotte, FL 33948
Well-maintained multifamily with 2-bed/1-bath units, luxury vinyl flooring, private laundry, screened lanai, and upgraded roof and HVAC.
Property Size1,516 SF
Price / SF$200.53
Days on Market48
Property Features for 2087 Como Street B
General Information
Standard status
Active
Size
1,516 SF
Property subtype
Multi-Family
Building Details
Year Built
1989
Tenancy
Multi
Listing Agency:
RE/MAX PALM REALTY
Listed By:
Tricia DeClue · License #274509910
(941) 421-9856
Source:
Whitesandsfl
Added: Jul 21
Changed: Sep 5
Last Checked: Sep 6 at 10:41AM
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 RE/MAX PALM REALTY
Investment Insights
Based on property information with market context.
This well-maintained multifamily property features units with 2 bedrooms and 1 bathroom, luxury vinyl flooring throughout, private in-unit laundry, and a large screened-in lanai. Each unit also includes a spacious front parking pad, and the property sits on a deep lot with generous backyard space.
The location is positioned just minutes from Gulf beaches, shopping, and dining, with nearby access to fishing, boating, tennis, and several golf courses. The Port Charlotte Beach Complex and Sunseeker Resort are described as being just minutes away, and the historic village of Punta Gorda offers biking and walking trails, downtown shops, and waterfront activities. Additional retail and entertainment are noted at Port Charlotte Town Center Mall.
Recent improvements include a new roof in 2019 and a complete HVAC replacement in 2020, adding durability and operational peace of mind for investors and tenants.
The location is positioned just minutes from Gulf beaches, shopping, and dining, with nearby access to fishing, boating, tennis, and several golf courses. The Port Charlotte Beach Complex and Sunseeker Resort are described as being just minutes away, and the historic village of Punta Gorda offers biking and walking trails, downtown shops, and waterfront activities. Additional retail and entertainment are noted at Port Charlotte Town Center Mall.
Recent improvements include a new roof in 2019 and a complete HVAC replacement in 2020, adding durability and operational peace of mind for investors and tenants.
Key Highlights
- 1989‑built multifamily with 2 bed/1 bath units and private in‑unit laundry
- Luxury vinyl flooring throughout each unit
- Each unit features a large screened‑in lanai and a spacious front parking pad
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
$13,384
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
4.40%
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%
$267,680
$267.7K
Cap Rate 7%
$191,200
$191.2K
Cap Rate 9%
$148,711
$148.7K
Market Conditions
NOI Build-Up for 1,516 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
$30.4K $20.04/SF
− Vacancy
−$6.0K −$3.99/SF
EGI
$24.3K $16.05/SF
− OpEx
−$11.0K −$7.22/SF
NOI
$13.4K $8.83/SF
Area
Charlotte County, FL
Vacancy
19.90%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
45.00%
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%
$267,680
Cap Rate 7%
$191,200
Cap Rate 9%
$148,711
Alternative Uses
Best Use
Apartment 5plus
$191.2K
$167.3K – $223.1K
NOI $13,384 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$496.4K
$434.3K – $579.1K
NOI $34,747 @ 7.0% cap · market cap 11.43%
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
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Well-maintained multifamily with 2-bed/1-bath units, luxury vinyl flooring, private laundry, screened lanai, and upgraded roof and HVAC.
Where is this multifamily property located?
The property is located at 2087 Como Street B Port Charlotte, FL.
What is the asking price?
The asking price for this property is $304,000.
What are key features of this property?
This property features: 1989‑built multifamily with 2 bed/1 bath units and private in‑unit laundry; Luxury vinyl flooring throughout each unit; Each unit features a large screened‑in lanai and a spacious front parking pad
