Updated Duplex Investment
For Sale
$290,000
21242 COULTON Ave, Port Charlotte, FL 33952
Well-maintained duplex with modern updates and rental income potential.
Property Size1,959 SF
Lot Size0.27 Acres
Days on Market264
Property Features for 21242 COULTON Ave
General Information
Standard status
Active
Size
1,959 SF
Lot size
0.27 Acres
Property subtype
Other
Taxes and HOA fees
Annual Taxes
$3,974
Building Details
Building Size
1,959 SF
Year Built
1960
Units
2
Listing Agency:
PROPERTY LIONS REALTY, INC
(941) 456-2676
Listed By:
Matthew Rhoden · License #3418393
(941) 456-2676
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 11
Last Checked: Aug 11 at 12:08PM
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 PROPERTY LIONS REALTY, INC
Investment Insights
Based on property information with market context.
This well-maintained duplex presents an investment opportunity. It features two units: one side with 3 bedrooms and 2 bathrooms, and the other with 2 bedrooms and 1 bathroom. Both units include modern updates such as granite countertops, newer electrical panels, and re piped overhead plumbing. The property also features a newer roof and air conditioning. This duplex is suitable as a rental income property or as a residence with additional rental potential.
Key Highlights
- Two units: a 3‑bedroom, 2‑bathroom unit and a 2‑bedroom, 1‑bathroom unit.
- Modern updates including granite countertops, newer electrical panels, and re piped overhead plumbing.
- Newer roof and air conditioning.
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
$18,951
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
6.53%
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%
$379,020
$379.0K
Cap Rate 7%
$270,729
$270.7K
Cap Rate 9%
$210,567
$210.6K
Market Conditions
NOI Build-Up for 1,959 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
$33.4K $17.04/SF
− Vacancy
−$6.3K −$3.22/SF
EGI
$27.1K $13.82/SF
− OpEx
−$8.1K −$4.15/SF
NOI
$19.0K $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%
$379,020
Cap Rate 7%
$270,729
Cap Rate 9%
$210,567
Alternative Uses
Best Use
Multifamily LT 5
$270.7K
$236.9K – $315.9K
NOI $18,951 @ 7.0% cap · market cap 6.53%
Second Best
Apartment 5plus
$247.1K
$216.2K – $288.3K
NOI $17,295 @ 7.0% cap · market cap 5.96%
Theoretical Best
Office A
$641.4K
$561.3K – $748.3K
NOI $44,900 @ 7.0% cap · market cap 15.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,023
Businesses Nearby
Explore this area
Business Placement
Demographics for 33952, FL
32,084
Population
17,682
Households
1.8
Avg Household Size
52
Median Age
20%
College-Educated
88%
High-School Grad
11.0 sq mi
ZIP Area
2,917
Density / Sq Mi
$56,117
Median Household Income
$33,999
Median Earnings
$1,249
Median Rent
$224,900
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 - Well-maintained duplex with modern updates and rental income potential.
Where is this duplex located?
The property is located at 21242 COULTON Ave Port Charlotte, FL.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Two units: a 3‑bedroom, 2‑bathroom unit and a 2‑bedroom, 1‑bathroom unit.; Modern updates including granite countertops, newer electrical panels, and re piped overhead plumbing.; Newer roof and air conditioning.
