Updated-Kitchen Duplex on
For Sale
$450,000
3210 ROWLAND DR, Port Charlotte, FL 33980
Tenant-occupied duplex with updated kitchens, covered outdoor space, and a shared carport.
Property Size3,170 SF
Lot Size1.50 Acres
Days on Market9
Property Features for 3210 ROWLAND DR
General Information
Standard status
Active
Size
3,170 SF
Total Parking Spaces
2
Lot size
1.50 Acres
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,902
Building Details
Building Size
3,170 SF
Year Built
2011
Buildings
1
Listing Agency:
COMPASS FLORIDA
Listed By:
Brian Helgemo · License #274501399
(941) 205-8478
Source:
Nixandassociates
Added: Sep 17
Changed: Sep 20
Last Checked: Sep 24 at 7:39PM
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 COMPASS FLORIDA
Investment Insights
Based on property information with market context.
This tenant-occupied duplex at Tall Palms Ranch in Rowland Country Estates contains 3,170 SF across two residences on nearly 1.5 acres. One unit offers 1,420 SF with three bedrooms, two baths, tile flooring, and a covered patio. The second provides 1,750 SF with two bedrooms, two baths, tile flooring in the main living area, a large utility room, storage, and office space. Both kitchens have been updated with light cabinetry, granite counters, and stainless appliances.
The property was built in 2011 and includes a covered two-car tandem carport, circular driveway, west-facing backyard, gated access, and a private road leading to a shared drive with the main estate home. Charlotte Harbor's boating and fishing waters are minutes away, while downtown Punta Gorda provides access to arts, community events, and waterfront attractions.
The property was built in 2011 and includes a covered two-car tandem carport, circular driveway, west-facing backyard, gated access, and a private road leading to a shared drive with the main estate home. Charlotte Harbor's boating and fishing waters are minutes away, while downtown Punta Gorda provides access to arts, community events, and waterfront attractions.
Key Highlights
- Two‑unit duplex totaling 3,170 SF on nearly 1.5 acres
- Built in 2011 with both residences tenant occupied
- Unit 1: 1,420 SF, 3 bedrooms, 2 baths, and covered patio
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
$30,665
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
6.81%
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%
$613,300
$613.3K
Cap Rate 7%
$438,071
$438.1K
Cap Rate 9%
$340,722
$340.7K
Market Conditions
NOI Build-Up for 3,170 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
$54.0K $17.04/SF
− Vacancy
−$10.2K −$3.22/SF
EGI
$43.8K $13.82/SF
− OpEx
−$13.1K −$4.15/SF
NOI
$30.7K $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%
$613,300
Cap Rate 7%
$438,071
Cap Rate 9%
$340,722
Alternative Uses
Best Use
Multifamily LT 5
$438.1K
$383.3K – $511.1K
NOI $30,665 @ 7.0% cap · market cap 6.81%
Second Best
Apartment 5plus
$399.8K
$349.8K – $466.5K
NOI $27,987 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$1.04M
$908.2K – $1.21M
NOI $72,656 @ 7.0% cap · market cap 16.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
69
Businesses Nearby
Explore this area
Business Placement
Demographics for 33980, FL
11,762
Population
8,108
Households
1.5
Avg Household Size
63
Median Age
21%
College-Educated
92%
High-School Grad
9.2 sq mi
ZIP Area
1,278
Density / Sq Mi
$61,871
Median Household Income
$33,365
Median Earnings
$1,216
Median Rent
$221,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Tenant-occupied duplex with updated kitchens, covered outdoor space, and a shared carport.
Where is this duplex located?
The property is located at 3210 ROWLAND DR Port Charlotte, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 3,170 SF on nearly 1.5 acres; Built in 2011 with both residences tenant occupied; Unit 1: 1,420 SF, 3 bedrooms, 2 baths, and covered patio
