Two-Unit Duplex with Covered
For Sale
$395,000
27233 PARTIN Drive, Punta Gorda, FL 33983
Residential Income, PUNTA GORDA, FL
Property Size2,096 SF
Lot Size0.23 Acres
Price / SF$188.45
Days on Market26
Property Features for 27233 PARTIN Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Dining Room, Bathroom 4, Bathroom 2, Bedroom 3, Bathroom 3, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 1
Parking features
Driveway
Patio and Porch features
Porch
Pets allowed
Yes
Interior features
Cathedral Ceiling(s), High Ceilings, Living Room/Dining Room Combo, Open Floorplan, Stone Counters, Thermostat, Walk-In Closet(s)
Exterior features
Hurricane Shutters, Rain Gutters
Appliances
Dishwasher, Electric Water Heater, Range, Range Hood, Refrigerator
Subdivision
HARBOR HEIGHTS SEC 6
Lot features
Landscaped, Paved
Elementary school
East Elementary
Middle school
Punta Gorda Middle
High school
Charlotte High
Directions
I-75 north, exit Harbor View Rd and turn right, Harbor View turns in Sunnybrook Rd, vier left onto Broadpoint Dr, turn right on Partin Dr, duplex is on right.
Standard status
Active
APN
402315132015
Size
2,096 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HBH 006 0130 0028 HARBOUR HEIGHTS SEC 6 BLK 130 LTS 28 & 29 1092/932 1101/1908 1295/1911 CD1323/597 CD1346/1205 4585/387 DC4585/385-GCJR 4585/388 4672/1485 4672/1486 4923/1919 4944/1500
Tax Annual Amount
7114
Legal Description
HBH 006 0130 0028 HARBOUR HEIGHTS SEC 6 BLK 130 LTS 28 & 29 1092/932 1101/1908 1295/1911 CD1323/597 CD1346/1205 4585/387 DC4585/385-GCJR 4585/388 4672/1485 4672/1486 4923/1919 4944/1500
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Number of units
1
Flooring type
Vinyl
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
COMPASS FLORIDA
(941) 205-8478
Listed By:
Brian Helgemo · License #274501399
(239) 268-8976
Added: Aug 24
Changed: Sep 18
Last Checked: Sep 18 at 5:06AM
MLS# C7530468
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.
Built in 2022, this 2,096-square-foot duplex contains two independent residences, each arranged with two bedrooms, two bathrooms, a kitchen, living areas, and a separate entrance. The units share a wall while maintaining distinct interior spaces. Interior details include high ceilings, recessed lighting, vinyl flooring, granite countertops, hardwood cabinetry, stainless appliances, and substantial kitchen storage. A covered patio provides outdoor space, and each side has its own long driveway for parking. Hurricane shutters, rain gutters, central air, and electric central heating are also included.
The property occupies 0.23 acres in Punta Gorda’s Harbour Heights area. Harbor Heights Park is nearby and includes a public boat ramp, fishing piers, basketball, tennis, pickleball, picnic tables, and a playground. Restaurants, shopping, schools, and historic downtown Punta Gorda are also identified in the surrounding area. The property is served by public water and a septic tank and is zoned RMF10.
The property occupies 0.23 acres in Punta Gorda’s Harbour Heights area. Harbor Heights Park is nearby and includes a public boat ramp, fishing piers, basketball, tennis, pickleball, picnic tables, and a playground. Restaurants, shopping, schools, and historic downtown Punta Gorda are also identified in the surrounding area. The property is served by public water and a septic tank and is zoned RMF10.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 2 bathrooms in each unit
- 2,096 square feet on 0.23 acres
- Built in 2022 with high ceilings, recessed lighting, and vinyl flooring
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence offers a private entrance, full kitchen, two bedrooms, and two bathrooms.
Where is this duplex located?
The property is located at 27233 PARTIN Drive 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 with 2 bedrooms and 2 bathrooms in each unit; 2,096 square feet on 0.23 acres; Built in 2022 with high ceilings, recessed lighting, and vinyl flooring
