New Golf Course
New
For Sale
$569,000
3451 BAL HARBOR BOULEVARD, Punta Gorda, FL 33950
MULTI_FAMILY - PUNTA GORDA, FL
Property Size2,488 SF
Price / SF$228.70
Days on Market2
Property Features for 3451 BAL HARBOR BOULEVARD
General Information
Property type
Residential Multi Family
Property subtype
Single Family Attached
Bedrooms
6
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 5, Bedroom 2, Bedroom 6
Elementary school
SALLIE JONES ELEMENTARY
Middle school
PUNTA GORDA MIDDLE
High school
CHARLOTTE HIGH
Standard status
Active
Size
2,488 SF
Building Details
Year built
2024
Listing Agency:
Sunstar Realty · Coldwell Banker Real Estate
(941) 225-4663
Listed By:
Carla Nix · License #3290559
(941) 993-8698
Added: Aug 13
Last Checked: Aug 14 at 2:06PM
MLS# C7527575
Copyright © 2026 Coldwell Banker Schmidt REALTORS. 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.
Completed in 2024, this duplex contains approximately 2,488 square feet across two private residences. Each unit includes 3 bedrooms, 2 bathrooms, an open living arrangement, an interior laundry room, and a screened lanai oriented toward the St. Andrews South Golf Course. The sale includes both units and two oversized private garages.
Interior and exterior improvements include wood-look tile flooring, granite countertops, stainless steel appliances, tray ceilings, recessed lighting, walk-in closets in the primary suites, a 26-gauge standing seam metal roof, irrigation, and professional landscaping. The property has no HOA fees.
The property is located in Punta Gorda near downtown, public boat ramps, marinas, waterfront parks, Fishermen’s Village, shopping, dining, golf courses, and recreational facilities. The address is 3451 Bal Harbor Boulevard, Punta Gorda, Florida 33950.
Interior and exterior improvements include wood-look tile flooring, granite countertops, stainless steel appliances, tray ceilings, recessed lighting, walk-in closets in the primary suites, a 26-gauge standing seam metal roof, irrigation, and professional landscaping. The property has no HOA fees.
The property is located in Punta Gorda near downtown, public boat ramps, marinas, waterfront parks, Fishermen’s Village, shopping, dining, golf courses, and recreational facilities. The address is 3451 Bal Harbor Boulevard, Punta Gorda, Florida 33950.
Key Highlights
- 2024‑built duplex with approximately 2,488 square feet
- Two units, each configured with 3 bedrooms and 2 bathrooms
- Two oversized private garages included
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
197
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 finished units offer private garages, screened lanais, and golf course views.
Where is this duplex located?
The property is located at 3451 BAL HARBOR BOULEVARD 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: 2024‑built duplex with approximately 2,488 square feet; Two units, each configured with 3 bedrooms and 2 bathrooms; Two oversized private garages included
