Furnished Duplex Villa Near Community
New
For Sale
$310,000
43836 Blue Heron Lane, Punta Gorda, FL 33982
MULTI_FAMILY - Other - Punta Gorda, FL
Property Size1,516 SF
Lot Size0.13 Acres
Price / SF$204.49
Days on Market6
Property Features for 43836 Blue Heron Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Family Room, Dining Room
Parking features
Garage, Open
Patio and Porch features
Patio, Porch
Pets allowed
Yes
Interior features
BuiltInFeatures, DualSinks, FamilyDiningRoom, KitchenIsland, LivingDiningRoom, Pantry, ShowerOnly, SeparateShower, WalkInClosets, HighSpeedInternet
Exterior features
SprinklerIrrigation, Patio
Appliances
Cooktop, Dryer, Dishwasher, Freezer, Disposal, Microwave, Refrigerator, Washer
Subdivision
PRESERVE AT BABCOCK RANCH
Lot features
Rectangular Lot, Sprinklers Automatic
Elementary school
Babcock Ranch Neighborhood Schools
Middle school
Babcock Ranch Neighborhood Schools
High school
Babcock Ranch Neighborhood Schools
Directions
Starting N on FL 31 Turn right onto Cypress Parkway Go straight through 3 traffic circles Turn left onto Bluebird Trail Turn right onto Sparrow Drive TUrn left onto Blue Heron House is on the right
Standard status
Active
APN
422629106067
Size
1,516 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BPR 000 0000 2151 BABCOCK RANCH COMMUNITY PRESERVE LOT 2151 3309589
Tax Annual Amount
5830
HOA Fee
$408 Annually
Legal Description
BPR 000 0000 2151 BABCOCK RANCH COMMUNITY PRESERVE LOT 2151 3309589
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Amenities
pool
smart-home technology
nature trails
Building Details
Year built
2023
Floors in Building
1
Flooring type
Tile
Building materials
Block, Concrete, VinylSiding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Nicklaus Vance
(561) 951-8820
Listed By:
Wendy Riha · License #258032067
(239) 292-0933
Added: Aug 14
Changed: Aug 18
Last Checked: Aug 19 at 7:06AM
MLS# 2026034260
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
Built in 2023, this 1,516-square-foot duplex villa sits on a 0.1308-acre lot and is offered fully furnished. The interior includes two bedrooms, two bathrooms, tile flooring, a kitchen island, 42-inch kitchen cabinets, walk-in closets, five remote-controlled ceiling fans, and a lanai fan. Recent improvements include an LG French-door refrigerator, Samsung six-burner gas range, Samsung washing machine, tankless water heater, new garbage disposal, sealed grout, whole-home surge protection, and garage storage shelving. The property also includes a mounted TV and additional furnishings.
The home faces a community pool, mailboxes, and other amenities, while the backyard overlooks a private preserve setting. Residents have access to multiple community pools, 100 miles of nature trails, markets, concerts, fitness and spa facilities, grocery stores, health care, shopping, and organized clubs and activities. Public water and sewer serve the property, and the home is outside a flood zone.
The home faces a community pool, mailboxes, and other amenities, while the backyard overlooks a private preserve setting. Residents have access to multiple community pools, 100 miles of nature trails, markets, concerts, fitness and spa facilities, grocery stores, health care, shopping, and organized clubs and activities. Public water and sewer serve the property, and the home is outside a flood zone.
Key Highlights
- 1,516‑square‑foot duplex villa built in 2023
- 0.1308‑acre lot with a private preserve view
- Fully furnished with $10,000 in newer Kane's furnishings and a mounted TV
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
$14,665
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
4.73%
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%
$293,300
$293.3K
Cap Rate 7%
$209,500
$209.5K
Cap Rate 9%
$162,944
$162.9K
Market Conditions
NOI Build-Up for 1,516 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
$25.8K $17.04/SF
− Vacancy
−$4.9K −$3.22/SF
EGI
$21.0K $13.82/SF
− OpEx
−$6.3K −$4.15/SF
NOI
$14.7K $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%
$293,300
Cap Rate 7%
$209,500
Cap Rate 9%
$162,944
Alternative Uses
Best Use
Multifamily LT 5
$209.5K
$183.3K – $244.4K
NOI $14,665 @ 7.0% cap · market cap 4.73%
Second Best
Apartment 5plus
$191.2K
$167.3K – $223.1K
NOI $13,384 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$496.4K
$434.3K – $579.1K
NOI $34,747 @ 7.0% cap · market cap 11.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
10
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Move-in-ready residence with preserve views, upgraded appliances, smart-home controls, and furnished interiors.
Where is this duplex located?
The property is located at 43836 Blue Heron Lane Punta Gorda, FL.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 1,516‑square‑foot duplex villa built in 2023; 0.1308‑acre lot with a private preserve view; Fully furnished with $10,000 in newer Kane's furnishings and a mounted TV
