Waterview Residential Income
For Sale
$134,475
25050 SANDHILL Boulevard, Punta Gorda, FL 33983
Residential Income, PUNTA GORDA, FL
Property Size860 SF
Lot Size0.02 Acres
Price / SF$156.37
Days on Market81
Property Features for 25050 SANDHILL Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning
CG
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 1, Bedroom 2, Bathroom 2
Parking features
Assigned, Guest
Window features
Drapes, Blinds
Patio and Porch features
Porch
Interior features
Ceiling Fans(s), Primary Bedroom Main Floor, Split Bedroom, Walk-In Closet(s), Window Treatments
Exterior features
Sliding Doors
Appliances
Dishwasher, Dryer, Microwave, Range, Refrigerator, Washer
Subdivision
PINES AT DEEP CREEK 02 PH 02 B
View
Water
Elementary school
Deep Creek Elementary
Middle school
Punta Gorda Middle
High school
Charlotte High
Directions
Take Kings Highway towards Desoto County and turn right on Sandhill Blvd. Turn Left into The Pines at Deep Creek and continue toward the back of the complex. The unit is in Building 8 on your left.
Standard status
Active
APN
402305753061
Size
860 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PD2 002 0008 00B1 PINES AT DEEP CREEK II PH 2 BLDG 8 UN B-1 1709/1731 2075/1221 2382/488 AFF2719/1839 NT2874/2107 3059/2181 3980/872 4400/196 4434/2011 3429985
Tax Annual Amount
2781
Legal Description
PD2 002 0008 00B1 PINES AT DEEP CREEK II PH 2 BLDG 8 UN B-1 1709/1731 2075/1221 2382/488 AFF2719/1839 NT2874/2107 3059/2181 3980/872 4400/196 4434/2011 3429985
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1990
Floors in Building
1
Flooring type
Tile
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
MCKAY MANAGEMENT & REALTY
(815) 483-5052
Listed By:
Christopher Madrigal
(239) 896-2402
Added: Jun 30
Changed: Sep 12
Last Checked: Sep 18 at 5:06AM
MLS# A4698712
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 860-square-foot condominium includes two bedrooms, two bathrooms, an open living arrangement, and tile flooring throughout the main living areas. The kitchen has a breakfast bar, while both bedrooms offer walk-in closets; the primary bedroom includes a private en-suite bathroom. A screened lanai faces a pond, and the unit includes sliding doors, window treatments, ceiling fans, central heating and cooling, and a full appliance package with washer and dryer.
Built in 1990, the property occupies 0.02 acres at 25050 Sandhill Boulevard in Punta Gorda, Florida. Assigned and guest parking are provided. Public water and public sewer serve the property, with cable available. The location is near I-75 and provides access to Punta Gorda, Fort Myers, Sarasota, and Tampa, as well as shopping, dining, golf courses, parks, and Gulf beaches.
Built in 1990, the property occupies 0.02 acres at 25050 Sandhill Boulevard in Punta Gorda, Florida. Assigned and guest parking are provided. Public water and public sewer serve the property, with cable available. The location is near I-75 and provides access to Punta Gorda, Fort Myers, Sarasota, and Tampa, as well as shopping, dining, golf courses, parks, and Gulf beaches.
Key Highlights
- 2‑bedroom, 2‑bath condo with pond views
- 860 square feet of interior space
- Screened lanai with sliding doors
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
$7,593
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
5.65%
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%
$151,860
$151.9K
Cap Rate 7%
$108,471
$108.5K
Cap Rate 9%
$84,367
$84.4K
Market Conditions
NOI Build-Up for 860 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
$17.2K $20.04/SF
− Vacancy
−$3.4K −$3.99/SF
EGI
$13.8K $16.05/SF
− OpEx
−$6.2K −$7.22/SF
NOI
$7.6K $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%
$151,860
Cap Rate 7%
$108,471
Cap Rate 9%
$84,367
Alternative Uses
Best Use
Apartment 5plus
$108.5K
$94.9K – $126.6K
NOI $7,593 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$281.6K
$246.4K – $328.5K
NOI $19,711 @ 7.0% cap · market cap 14.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
Explore this area
Business Placement
Demographics for 33983, FL
16,124
Population
9,114
Households
1.8
Avg Household Size
58
Median Age
22%
College-Educated
94%
High-School Grad
10.6 sq mi
ZIP Area
1,521
Density / Sq Mi
$67,705
Median Household Income
$36,748
Median Earnings
$1,357
Median Rent
$324,100
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom condo with pond views, screened lanai, tile flooring, and assigned parking.
Where is this residential income property located?
The property is located at 25050 SANDHILL Boulevard Punta Gorda, FL.
What is the asking price?
The asking price for this property is $134,475.
What are key features of this property?
This property features: 2‑bedroom, 2‑bath condo with pond views; 860 square feet of interior space; Screened lanai with sliding doors
