New Golf Course
For Sale
$569,000
3451 BAL HARBOR BLVD, Punta Gorda, FL 33950
Newly constructed duplex offers two units and screened lanais with views of St. Andrews South Golf Course fairways.
Property Size2,488 SF
Price / SF$228.70
Days on Market73
Property Features for 3451 BAL HARBOR BLVD
General Information
Standard status
Active
Size
2,488 SF
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$8,080
Amenities
screened lanai
irrigation system
professional landscaping
inside laundry room
walk-in closets
golf course views
Building Details
Building Size
2,488 SF
Year Built
2024
Listing Agency:
COLDWELL BANKER SUNSTAR REALTY
Listed By:
Carla Nix · License #3290559
(941) 993-8698
Source:
Nixandassociates
Added: Jun 26
Changed: Aug 27
Last Checked: Sep 5 at 4:58AM
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 COLDWELL BANKER SUNSTAR REALTY
Investment Insights
Based on property information with market context.
A newly constructed duplex offering two complete, income-producing units. Each side features 3 bedrooms and 2 bathrooms with an open-concept floor plan, inside laundry, and a screened lanai overlooking the fairways of St. Andrews South Golf Course. The property includes two private oversized garages and is finished with wood-look tile flooring throughout, granite countertops, and stainless steel appliances, along with tray ceilings and recessed lighting. Additional exterior and maintenance features include a durable 26-gauge standing seam metal roof, an irrigation system, and professional landscaping.
The duplex is located on Bal Harbor Boulevard in Punta Gorda, near downtown Punta Gorda, Charlotte Harbor, public boat ramps, marinas, waterfront parks, Fishermen’s Village, shopping, and dining. It is also close to multiple golf courses and outdoor recreation opportunities.
This sale includes both units, for a combined 6 bedrooms and 4 bathrooms. The property is presented as having no HOA fees.
The duplex is located on Bal Harbor Boulevard in Punta Gorda, near downtown Punta Gorda, Charlotte Harbor, public boat ramps, marinas, waterfront parks, Fishermen’s Village, shopping, and dining. It is also close to multiple golf courses and outdoor recreation opportunities.
This sale includes both units, for a combined 6 bedrooms and 4 bathrooms. The property is presented as having no HOA fees.
Key Highlights
- Newly built 2024 duplex with two units offering a combined 6 bedrooms and 4 bathrooms
- Approximately 2,488 SF of living space total, with each unit featuring 3 bedrooms and 2 bathrooms
- Two private oversized garages plus screened lanai overlooking the St. Andrews South Golf Course fairways
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
$24,068
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
4.23%
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%
$481,360
$481.4K
Cap Rate 7%
$343,829
$343.8K
Cap Rate 9%
$267,422
$267.4K
Market Conditions
NOI Build-Up for 2,488 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
$42.4K $17.04/SF
− Vacancy
−$8.0K −$3.22/SF
EGI
$34.4K $13.82/SF
− OpEx
−$10.3K −$4.15/SF
NOI
$24.1K $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%
$481,360
Cap Rate 7%
$343,829
Cap Rate 9%
$267,422
Alternative Uses
Best Use
Multifamily LT 5
$343.8K
$300.9K – $401.1K
NOI $24,068 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$313.8K
$274.6K – $366.1K
NOI $21,966 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$814.6K
$712.8K – $950.4K
NOI $57,025 @ 7.0% cap · market cap 10.02%
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
153
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 - Newly constructed duplex offers two units and screened lanais with views of St. Andrews South Golf Course fairways.
Where is this duplex located?
The property is located at 3451 BAL HARBOR BLVD Punta Gorda, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Newly built 2024 duplex with two units offering a combined 6 bedrooms and 4 bathrooms; Approximately 2,488 SF of living space total, with each unit featuring 3 bedrooms and 2 bathrooms; Two private oversized garages plus screened lanai overlooking the St. Andrews South Golf Course fairways
