Freestanding Mixed-Use
For Sale
$580,000
4214 DUNCAN Road, Punta Gorda, FL 33982
Commercial Sale, PUNTA GORDA, FL
Property Size3,375 SF
Lot Size1.32 Acres
Price / SF$171.85
Days on Market218
Property Features for 4214 DUNCAN Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CG
Subdivision
ZZZ
Directions
FROM PUNTA GORDA TAKE OLYMPIA AVE NORTH WHICH TURNS INTO HWY17 (DUNCAN ROAD) GO PAST BERMONT ROAD, FOLLOW TO SUBJECT PROPERTY LOOK FOR SIGN.
Standard status
Active
APN
402325278001
Size
3,375 SF
Lot size
1.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ZZZ 254023 P11 25 40 23 P-11 1.03A M/L BEG AT INTXN OF S/LY R/W LINE OF HWY 17 WITH W LINE OF SE1/4 OF SE1/4 OF NE 1/4 S 233.26FT E 167.55FT N 303.24 FT TO S R/W LINE HWY 17 SW ALG R/W LINE TO POB 233/593 404/352 551/2143 608/1519 739/1258 999/605 10 99/1468 14
Tax Annual Amount
7223
Legal Description
ZZZ 254023 P11 25 40 23 P-11 1.03A M/L BEG AT INTXN OF S/LY R/W LINE OF HWY 17 WITH W LINE OF SE1/4 OF SE1/4 OF NE 1/4 S 233.26FT E 167.55FT N 303.24 FT TO S R/W LINE HWY 17 SW ALG R/W LINE TO POB 233/593 404/352 551/2143 608/1519 739/1258 999/605 10 99/1468 14
Utilities
Utilities
Electricity Available
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1954
Floors in Building
1
Building materials
Block, Stucco, Frame
Listing Agency:
RE/MAX HARBOR REALTY · RE/MAX International
(941) 639-8500
Listed By:
J. Lyn Bevis · License #306174
(941) 380-6677
Added: Jan 19
Changed: Aug 24
Last Checked: Aug 25 at 5:06AM
MLS# C7520468
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 freestanding mixed-use building combines former restaurant improvements with a residential component. The commercial portion includes a dining area, kitchen, storage, walk-in cooler, and two bathrooms. A separate apartment provides Two (2) bedrooms, One (1) bath, a kitchen, and additional rooms suitable for offices and/or storage. The building dates to 1954 and received a new roof in August 2024. Construction includes block, stucco, and frame elements, with window and wall/window unit cooling. Public water and electricity availability are reported, and the property is zoned CG.
The building fronts Duncan Road (Hwy 17), with access to Punta Gorda, I-75, Piper Road, Bermont Road, and Punta Gorda Airport. Space behind the building is available for outside storage.
The building fronts Duncan Road (Hwy 17), with access to Punta Gorda, I-75, Piper Road, Bermont Road, and Punta Gorda Airport. Space behind the building is available for outside storage.
Key Highlights
- New roof completed in August 2024
- Former restaurant layout with dining area, kitchen, storage, walk‑in cooler, and Two (2) bathrooms
- Apartment includes Two (2) bedrooms, One (1) bath, a kitchen, and additional rooms
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
$45,113
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
7.78%
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%
$902,260
$902.3K
Cap Rate 7%
$644,471
$644.5K
Cap Rate 9%
$501,256
$501.3K
Market Conditions
NOI Build-Up for 3,375 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
$64.0K $18.96/SF
− Vacancy
−$3.8K −$1.14/SF
EGI
$60.2K $17.82/SF
− OpEx
−$15.0K −$4.46/SF
NOI
$45.1K $13.37/SF
Area
Charlotte County, FL
Vacancy
6.00%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
25.00%
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%
$902,260
Cap Rate 7%
$644,471
Cap Rate 9%
$501,256
Alternative Uses
Best Use
Specialty Retail
$644.5K
$563.9K – $751.9K
NOI $45,113 @ 7.0% cap · market cap 7.78%
Second Best
Industrial
$372.6K
$326.0K – $434.7K
NOI $26,082 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$1.11M
$966.9K – $1.29M
NOI $77,355 @ 7.0% cap · market cap 13.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 33982, FL
12,404
Population
6,091
Households
2
Avg Household Size
52
Median Age
25%
College-Educated
88%
High-School Grad
407.1 sq mi
ZIP Area
30
Density / Sq Mi
$68,514
Median Household Income
$43,964
Median Earnings
$1,104
Median Rent
$285,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Mixed-use property - Standalone commercial property with restaurant improvements, an apartment, office or storage areas, and rear outdoor storage space.
Where is this mixed-use property located?
The property is located at 4214 DUNCAN Road Punta Gorda, FL.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: New roof completed in August 2024; Former restaurant layout with dining area, kitchen, storage, walk‑in cooler, and Two (2) bathrooms; Apartment includes Two (2) bedrooms, One (1) bath, a kitchen, and additional rooms
