2022-Built Duplex with Separate
For Sale
$395,000
27233 Partin Dr, Punta Gorda, FL 33983
Two independent residences offer updated interiors, individual kitchens, and dedicated driveways in an HOA-free setting.
Property Size2,096 SF
Price / SF$188.45
Days on Market8
Property Features for 27233 Partin Dr
General Information
Standard status
Active
Size
2,096 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
private covered patio
Building Details
Year Built
2022
Buildings
1
Listing Agency:
RE/MAX Palm Realty Of Venice
(941) 451-2025
Listed By:
Client Concierge
(941) 822-0708
Source:
Dwellingwell
Added: Sep 11
Changed: Sep 17
Last Checked: Sep 16 at 6:41PM
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 Of Venice
Investment Insights
Based on property information with market context.
Completed in 2022, this 2,096-square-foot duplex contains two separately entered residences, each with two bedrooms, two bathrooms, a kitchen, and its own living areas. The units share a wall while maintaining independent layouts and access. Interior features include high ceilings, recessed lighting, newer fixtures, vinyl flooring, granite countertops, hardwood cabinetry, stainless steel appliances, and substantial kitchen storage.
Exterior amenities include a covered patio and a dedicated long driveway for each unit, providing ample on-site parking. The property is in an HOA-free area near Harbor Heights Park, which offers a public boat ramp, fishing piers, basketball, tennis, pickleball, picnic tables, and a playground. Restaurants, shopping, schools, and historic downtown Punta Gorda are also nearby.
Exterior amenities include a covered patio and a dedicated long driveway for each unit, providing ample on-site parking. The property is in an HOA-free area near Harbor Heights Park, which offers a public boat ramp, fishing piers, basketball, tennis, pickleball, picnic tables, and a playground. Restaurants, shopping, schools, and historic downtown Punta Gorda are also nearby.
Key Highlights
- Two‑unit duplex totaling 2,096 square feet
- Built in 2022
- Each unit includes 2 bedrooms and 2 bathrooms
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
$20,276
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
5.13%
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%
$405,520
$405.5K
Cap Rate 7%
$289,657
$289.7K
Cap Rate 9%
$225,289
$225.3K
Market Conditions
NOI Build-Up for 2,096 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
$35.7K $17.04/SF
− Vacancy
−$6.8K −$3.22/SF
EGI
$29.0K $13.82/SF
− OpEx
−$8.7K −$4.15/SF
NOI
$20.3K $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%
$405,520
Cap Rate 7%
$289,657
Cap Rate 9%
$225,289
Alternative Uses
Best Use
Multifamily LT 5
$289.7K
$253.5K – $337.9K
NOI $20,276 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$264.4K
$231.3K – $308.4K
NOI $18,505 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$686.3K
$600.5K – $800.7K
NOI $48,040 @ 7.0% cap · market cap 12.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
36
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 - Two independent residences offer updated interiors, individual kitchens, and dedicated driveways in an HOA-free setting.
Where is this duplex located?
The property is located at 27233 Partin Dr Punta Gorda, FL.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,096 square feet; Built in 2022; Each unit includes 2 bedrooms and 2 bathrooms
