Duplex with New
New
For Sale
$299,900
21266 Coulton Ave, Port Charlotte, FL 33952
Two residential units feature separate three-bedroom, one-bath layouts and established month-to-month tenancies.
Property Size1,798 SF
Price / SF$166.80
Days on Market4
Property Features for 21266 Coulton Ave
General Information
Standard status
Active
Size
1,798 SF
Property subtype
Multi-Family
Building Details
Year Built
1960
Listing Agency:
EXP REALTY LLC
(786) 250-9505
Listed By:
Willian Marquez · License #3509872
Source:
Whitesandsfl
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 7:54AM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
This duplex contains 1,798 square feet across two residential units, with each side configured as three bedrooms and one bathroom. The roof was replaced in 2024, and the property dates to 1960. Washers and dryers are not included.
Located at 21266 Coulton Ave in Port Charlotte, the property is occupied by long-term tenants under month-to-month tenancies. Showings require advance coordination with the tenants, with 24 to 48 hours’ notice requested; appointments are best scheduled after 5 PM.
Located at 21266 Coulton Ave in Port Charlotte, the property is occupied by long-term tenants under month-to-month tenancies. Showings require advance coordination with the tenants, with 24 to 48 hours’ notice requested; appointments are best scheduled after 5 PM.
Key Highlights
- Two‑unit duplex with 1,798 square feet
- Each unit has 3 bedrooms and 1 bathroom
- Roof replacement completed in 2024
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
$17,393
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
5.80%
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%
$347,860
$347.9K
Cap Rate 7%
$248,471
$248.5K
Cap Rate 9%
$193,256
$193.3K
Market Conditions
NOI Build-Up for 1,798 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
$30.6K $17.04/SF
− Vacancy
−$5.8K −$3.22/SF
EGI
$24.8K $13.82/SF
− OpEx
−$7.5K −$4.15/SF
NOI
$17.4K $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%
$347,860
Cap Rate 7%
$248,471
Cap Rate 9%
$193,256
Alternative Uses
Best Use
Multifamily LT 5
$248.5K
$217.4K – $289.9K
NOI $17,393 @ 7.0% cap · market cap 5.80%
Second Best
Apartment 5plus
$226.8K
$198.4K – $264.6K
NOI $15,874 @ 7.0% cap · market cap 5.29%
Theoretical Best
Office A
$588.7K
$515.1K – $686.8K
NOI $41,210 @ 7.0% cap · market cap 13.74%
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 - Two residential units feature separate three-bedroom, one-bath layouts and established month-to-month tenancies.
Where is this duplex located?
The property is located at 21266 Coulton Ave Port Charlotte, FL.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,798 square feet; Each unit has 3 bedrooms and 1 bathroom; Roof replacement completed in 2024
