Duplex with Screened
New
For Sale
$449,000
306 E GRACE Street, Punta Gorda, FL 33950
MULTI_FAMILY - PUNTA GORDA, FL
Property Size1,950 SF
Lot Size0.16 Acres
Price / SF$230.26
Days on Market3
Property Features for 306 E GRACE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 4, Bedroom 4, Dining Room, Bathroom 1
Interior features
Crown Molding, Living Room/Dining Room Combo, Stone Counters
Exterior features
Rain Gutters
Appliances
Dishwasher, Disposal, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Subdivision
CITY/PUNTA GORDA
Directions
From 41 South, turn left on Ann St, cross railroad tracks, and take a right.
Standard status
Active
APN
412307261009
Size
1,950 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax 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
Tax Annual Amount
6159
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
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Flooring type
Tile
Building materials
Block, Stucco
Roof type
Metal
Listing Agency:
RE/MAX PALM REALTY · RE/MAX International
(941) 743-5525
Listed By:
Taylor Brady · License #3591890
(239) 896-6433
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 11 at 8:06PM
MLS# C7529208
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 duplex contains two residential units totaling 1,950 square feet on a 0.16-acre parcel. Each unit includes a living room and dining area, two bedrooms, two bathrooms, tile flooring, crown molding, and stone counters. Interior improvements include granite countertops, stainless steel appliances, updated cabinetry, and walk-in showers. Central heating and central air serve both units.
Impact windows, a metal roof, block-and-stucco construction, rain gutters, and public water and sewer contribute to the property’s physical features. Each residence also has a front porch and a private screened rear lanai. The property is located at 306 E Grace Street in Punta Gorda, near downtown restaurants, shopping, parks, waterfront activities, and entertainment. Four duplexes are situated side by side, with this property offered alongside 310 E Grace St. or as part of a package including all four duplexes.
Impact windows, a metal roof, block-and-stucco construction, rain gutters, and public water and sewer contribute to the property’s physical features. Each residence also has a front porch and a private screened rear lanai. The property is located at 306 E Grace Street in Punta Gorda, near downtown restaurants, shopping, parks, waterfront activities, and entertainment. Four duplexes are situated side by side, with this property offered alongside 310 E Grace St. or as part of a package including all four duplexes.
Key Highlights
- 2022‑built duplex with 1,950 square feet of total property size
- Two residential units, each with 2 bedrooms and 2 bathrooms
- Granite countertops, stainless steel appliances, updated cabinetry, and walk‑in showers
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 property with updated interiors, impact windows, and private outdoor areas.
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: 2022‑built duplex with 1,950 square feet of total property size; Two residential units, each with 2 bedrooms and 2 bathrooms; Granite countertops, stainless steel appliances, updated cabinetry, and walk‑in showers
