Multifamily Investment
For Sale
$2,500,000
4549 & 4569 TAMIAMI TRAIL, Punta Gorda, FL 33980
Multifamily property near Sunseekers Resort with redevelopment potential.
Property Size10,990 SF
Lot Size2.86 Acres
Days on Market393
Property Features for 4549 & 4569 TAMIAMI TRAIL
General Information
Standard status
Active
Size
10,990 SF
Lot size
2.86 Acres
Property subtype
Commercial
Zoning
CG
Taxes and HOA fees
Annual Taxes
$21,307
Building Details
Building Size
10,990 SF
Year Built
1957
Units
8
Listing Agency:
KINGSTON REALTY
(941) 592-2260
Listed By:
Connor Hoehne · License #3360564
(941) 592-2260
Source:
Mbifloridarealty
Added: Jul 28, 2025
Changed: Aug 23
Last Checked: Aug 24 at 3:44PM
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 KINGSTON REALTY
Investment Insights
Based on property information with market context.
This 2.86-acre property, suitable for investors, features four buildings with eight units. Located 0.8 miles from the Sunseekers Resort and near the Peace River, the property offers growth opportunities. The property has a potential monthly gross income of $32,000. The location provides access to shopping, entertainment, and restaurants.
Key Highlights
- High‑income producing investment opportunity with potential monthly gross income of $32,000.
- Prime redevelopment project potential on 2.86 acres.
- Located only 0.8 miles from the 5‑star Sunseekers Resort.
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
$97,027
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
3.88%
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%
$1,940,540
$1.9M
Cap Rate 7%
$1,386,100
$1.4M
Cap Rate 9%
$1,078,078
$1.1M
Market Conditions
NOI Build-Up for 10,990 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
$220.2K $20.04/SF
− Vacancy
−$43.8K −$3.99/SF
EGI
$176.4K $16.05/SF
− OpEx
−$79.4K −$7.22/SF
NOI
$97.0K $8.83/SF
Area
Charlotte County, FL
Vacancy
19.90%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
45.00%
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%
$1,940,540
Cap Rate 7%
$1,386,100
Cap Rate 9%
$1,078,078
Alternative Uses
Best Use
Apartment 5plus
$1.39M
$1.21M – $1.62M
NOI $97,027 @ 7.0% cap · market cap 3.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.60M
$3.15M – $4.20M
NOI $251,891 @ 7.0% cap · market cap 10.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
273
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Multifamily property near Sunseekers Resort with redevelopment potential.
Where is this apartment building located?
The property is located at 4549 & 4569 TAMIAMI TRAIL Punta Gorda, FL.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: High‑income producing investment opportunity with potential monthly gross income of $32,000.; Prime redevelopment project potential on 2.86 acres.; Located only 0.8 miles from the 5‑star Sunseekers Resort.
