Tenant-Occupied Duplex with Updated
For Sale
$450,000
3210 ROWLAND Drive, Port Charlotte, FL 33980
Residential Income, PORT CHARLOTTE, FL
Property Size3,170 SF
Lot Size1.47 Acres
Price / SF$141.96
Days on Market13
Property Features for 3210 ROWLAND Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RE1
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 4, Bedroom 5, Bathroom 2, Bathroom 3, Bedroom 2, Bedroom 3
Patio and Porch features
Patio
Pets allowed
Yes
Exterior features
Rain Gutters
Subdivision
ROWLAND COUNTRY ESTATES SUB
Lot features
Landscaped, Paved, Private
Elementary school
Peace River Elementary
Middle school
Port Charlotte Middle
High school
Charlotte High
Directions
Harbor View Rd to north on Rowland Dr, follow to end and go straight to gate at 3200 Rowland Dr, pass main home and pond, duplex is on left
Standard status
Active
APN
402319404001
Size
3,170 SF
Lot size
1.47 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ROW 000 0000 0001 ROWLAND COUNTRY ESTATES LT 1 LESS THE FOLLOWING DESCRIBED PARCEL: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 1; THENCE N00-15-55E ALONG THE WEST LINE OF SAID LOT 1 A DISTANCE OF 655.31 FEET; THENCE S89-24-30E A DISTANCE OF 50 FEE T; THENCE S00-15-55W
Tax Annual Amount
7902
Legal Description
ROW 000 0000 0001 ROWLAND COUNTRY ESTATES LT 1 LESS THE FOLLOWING DESCRIBED PARCEL: BEGINNING AT THE SOUTHWEST CORNER OF SAID LOT 1; THENCE N00-15-55E ALONG THE WEST LINE OF SAID LOT 1 A DISTANCE OF 655.31 FEET; THENCE S89-24-30E A DISTANCE OF 50 FEE T; THENCE S00-15-55W
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air
Water source
Well
Building Details
Year built
2011
Building materials
Block, Stucco
Roof type
Tile
Listing Agency:
COMPASS FLORIDA
(941) 205-8478
Listed By:
Brian Helgemo · License #274501399
(239) 268-8976
Added: Sep 9
Changed: Sep 21
Last Checked: Sep 21 at 10:06AM
MLS# C7530731
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.
This tenant-occupied duplex contains 3,170 square feet across two residential units on a 1.47-acre parcel. The first unit measures 1,420 square feet with three bedrooms, two baths, tile flooring, and a covered patio. The second provides 1,750 square feet with two bedrooms, two baths, tile flooring in the main living area, and a utility room with storage and office space. Both kitchens have light cabinetry, granite countertops, and stainless appliances.
Shared improvements include a covered carport with tandem parking for two vehicles, a circular driveway, and a west-facing backyard. The property is accessed by a private road leading to a gated shared drive. Built in 2011, the duplex has block and stucco construction, tile roofing, central heating and cooling, well water, and a septic tank. It is located near Charlotte Harbor and downtown Punta Gorda, with boating, fishing, arts, community events, and waterfront amenities in the surrounding area.
Shared improvements include a covered carport with tandem parking for two vehicles, a circular driveway, and a west-facing backyard. The property is accessed by a private road leading to a gated shared drive. Built in 2011, the duplex has block and stucco construction, tile roofing, central heating and cooling, well water, and a septic tank. It is located near Charlotte Harbor and downtown Punta Gorda, with boating, fishing, arts, community events, and waterfront amenities in the surrounding area.
Key Highlights
- Two‑unit duplex totaling 3,170 square feet on 1.47 acres
- Unit 1: 1,420 square feet, 3 bedrooms, and 2 baths
- Unit 2: 1,750 square feet, 2 bedrooms, and 2 baths
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
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
48
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
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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 - Two-unit property with updated kitchens, shared covered parking, and separate living spaces on a private access road.
Where is this duplex located?
The property is located at 3210 ROWLAND Drive 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 square feet on 1.47 acres; Unit 1: 1,420 square feet, 3 bedrooms, and 2 baths; Unit 2: 1,750 square feet, 2 bedrooms, and 2 baths
