2022-Built Duplex with Screened
For Sale
$449,000
306 E GRACE STREET, Punta Gorda, FL 33950
Two-unit residential income property with updated interiors, impact windows, and private outdoor spaces.
Property Size1,950 SF
Price / SF$230.26
Days on Market8
Property Features for 306 E GRACE STREET
General Information
Standard status
Active
Size
1,950 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Amenities
granite countertops
stainless steel appliances
updated cabinetry
walk-in showers
impact windows
metal roof
front porches
screened rear lanais
0.16 acres
Metal
Public Sewer
Additional parcels description:, Parcel Number: 412307261009, Public Survey Range: 23E, Public Survey Section: 07, Annual Amount: $6,158.63, Tax Block: 125, Legal Description: PUG 000 0125 0011 PUNTA GORDA BLK 125 LT 11 DC435/847 487/427 597/1816-17 PR#84-305 840/1954 2314/1918 2452/1615 POA2731/381 3301/274, Lot: 11, Year: 2025
Tile
Gross Income: $36,000
Central Air
Central
Inside
Listing ID: MFRC7529208, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-08-09, 3 days on market, Special Conditions: None
4 total bedrooms
Built in 2022, Living area: 1950, Living area units: Square Feet, Levels: One, Construction Materials: Block, Stucco
Subdivision: CITY/PUNTA GORDA, MLS Area (Major): 33950 - Punta Gorda, County/Parish: Charlotte
4 total bathrooms
Public, Water Source: Public, 2 separate electric meters, 2 separate water meters
Slab
Electricity, Sewer, Water
Road Responsibility: Public Maintained Road, Road Surface: Asphalt
Rain Gutters
Crown Molding, Living Room/Dining Room Combo, Stone Counters
Dishwasher, Disposal, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Building Details
Year Built
2022
Buildings
1
Listing Agency:
RE/MAX PALM REALTY
(941) 743-5525
Listed By:
Taylor Brady · License #3591890
Source:
Miharaandassociates
Added: Aug 9
Changed: Aug 16
Last Checked: Aug 16 at 7:09AM
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
Investment Insights
Based on property information with market context.
Completed in 2022, this duplex contains 1,950 square feet and presents two residential units with modern interior finishes. Each unit includes granite countertops, stainless steel appliances, updated cabinetry, and walk-in showers. Impact windows, a metal roof, front porches, and screened rear lanais add to the property’s physical features.
The property is at 306 E Grace Street in Punta Gorda, minutes from Downtown Punta Gorda. Restaurants, shopping, parks, waterfront activities, and entertainment are located nearby. Four newer duplexes sit side by side, creating an opportunity to acquire this property with 310 E Grace St or purchase the full four-duplex package.
The property is at 306 E Grace Street in Punta Gorda, minutes from Downtown Punta Gorda. Restaurants, shopping, parks, waterfront activities, and entertainment are located nearby. Four newer duplexes sit side by side, creating an opportunity to acquire this property with 310 E Grace St or purchase the full four-duplex package.
Key Highlights
- Built in 2022 with 1,950 square feet
- Two units with granite countertops and stainless steel appliances
- Updated cabinetry and walk‑in showers in each unit
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
$18,864
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
4.20%
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%
$377,280
$377.3K
Cap Rate 7%
$269,486
$269.5K
Cap Rate 9%
$209,600
$209.6K
Market Conditions
NOI Build-Up for 1,950 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
$33.2K $17.04/SF
− Vacancy
−$6.3K −$3.22/SF
EGI
$26.9K $13.82/SF
− OpEx
−$8.1K −$4.15/SF
NOI
$18.9K $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%
$377,280
Cap Rate 7%
$269,486
Cap Rate 9%
$209,600
Alternative Uses
Best Use
Multifamily LT 5
$269.5K
$235.8K – $314.4K
NOI $18,864 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$245.9K
$215.2K – $286.9K
NOI $17,216 @ 7.0% cap · market cap 3.83%
Theoretical Best
Office A
$638.5K
$558.7K – $744.9K
NOI $44,694 @ 7.0% cap · market cap 9.95%
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
749
Businesses Nearby
Explore this area
Business Placement
Demographics for 33950, FL
24,984
Population
16,748
Households
1.5
Avg Household Size
66
Median Age
36%
College-Educated
95%
High-School Grad
17.8 sq mi
ZIP Area
1,404
Density / Sq Mi
$74,484
Median Household Income
$46,032
Median Earnings
$1,192
Median Rent
$393,500
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-unit residential income property with updated interiors, impact windows, and private outdoor spaces.
Where is this duplex located?
The property is located at 306 E GRACE STREET Punta Gorda, FL.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Built in 2022 with 1,950 square feet; Two units with granite countertops and stainless steel appliances; Updated cabinetry and walk‑in showers in each unit
