Two-Unit Duplex with Modern
New
For Sale
$475,000
27058 Adams St, Punta Gorda, FL 33983
Built in 2023, the property offers two open-concept residences with granite-counter kitchen finishes.
Property Size2,104 SF
Price / SF$225.76
Days on Market4
Property Features for 27058 Adams St
General Information
Standard status
Active
Size
2,104 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Logical Choice Realty Group
(239) 940-3898
Listed By:
Karen Morreale · License #855003725
Source:
Whitesandsfl
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 10 at 7:52AM
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 Logical Choice Realty Group
Investment Insights
Based on property information with market context.
Constructed in 2023, this duplex contains 2,104 square feet across two residential units. Each residence includes two bedrooms, two bathrooms, approximately 1,050+ square feet of living space, and an open arrangement connecting the kitchen, dining, and living areas. Granite countertops and substantial cabinetry are featured in both kitchens, along with contemporary interior finishes.
The property is located in the Deep Creek area of Punta Gorda within a quiet residential neighborhood. Shopping, dining, waterfront attractions, marinas, and parks are nearby, with Fishermen’s Village, Laishley Park, and Charlotte Harbor also identified as area destinations. Punta Gorda Airport is approximately 10–15 minutes away.
The property is located in the Deep Creek area of Punta Gorda within a quiet residential neighborhood. Shopping, dining, waterfront attractions, marinas, and parks are nearby, with Fishermen’s Village, Laishley Park, and Charlotte Harbor also identified as area destinations. Punta Gorda Airport is approximately 10–15 minutes away.
Key Highlights
- Duplex with two 2‑bedroom, 2‑bathroom units
- 2,104 square feet of total property size
- Each unit offers approximately 1,050+ square feet
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
$20,353
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
4.28%
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%
$407,060
$407.1K
Cap Rate 7%
$290,757
$290.8K
Cap Rate 9%
$226,144
$226.1K
Market Conditions
NOI Build-Up for 2,104 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
$35.9K $17.04/SF
− Vacancy
−$6.8K −$3.22/SF
EGI
$29.1K $13.82/SF
− OpEx
−$8.7K −$4.15/SF
NOI
$20.4K $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%
$407,060
Cap Rate 7%
$290,757
Cap Rate 9%
$226,144
Alternative Uses
Best Use
Multifamily LT 5
$290.8K
$254.4K – $339.2K
NOI $20,353 @ 7.0% cap · market cap 4.28%
Second Best
Apartment 5plus
$265.4K
$232.2K – $309.6K
NOI $18,575 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$688.9K
$602.8K – $803.7K
NOI $48,224 @ 7.0% cap · market cap 10.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
91
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
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 - Built in 2023, the property offers two open-concept residences with granite-counter kitchen finishes.
Where is this duplex located?
The property is located at 27058 Adams St Punta Gorda, FL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Duplex with two 2‑bedroom, 2‑bathroom units; 2,104 square feet of total property size; Each unit offers approximately 1,050+ square feet
