New Construction Duplex with
New
For Sale
$514,990
476-474 COLUMBIA COURT, Poinciana, FL 34759
Two residences offer open layouts, contemporary finishes, full appliance packages, and covered outdoor space.
Property Size2,832 SF
Price / SF$181.85
Days on Market5
Property Features for 476-474 COLUMBIA COURT
General Information
Standard status
Active
Size
2,832 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Furnished
No
Amenities
0.22 acres, Dimensions: 90 x 100
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 28-28-15-935360-035120, Public Survey Range: 28, Public Survey Section: 15, Annual Amount: $251.37, Tax Block: 3044, Tax Book Number: 61-29/52, Legal Description: POINCIANA NEIGHBORHOOD 6 VILLAGE 7 PB 61 PGS 29/52 BLK 3044 LOT 11, Lot: 11, Year: 2025
Central Air
Electric
Listing ID: MFRO6430942, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-08-05, 1 day on market, Special Conditions: None
6 total bedrooms
Built in 2026, Living area: 2832, Living area units: Square Feet, Construction Materials: Block
Subdivision: POINCIANA NBRHD 06 VILLAGE 07, MLS Area (Major): 34759 - Kissimmee / Poinciana, County/Parish: Polk
Completed
4 total bathrooms
Cable Available, Water Source: Public, 2 separate electric meters, 2 separate water meters
Slab
Allowed: Yes
Road Surface: Asphalt
High Ceilings, Open Floorplan
Association Fee: $30, Fee Frequency: Monthly
Building Details
Year Built
2026
Listing Agency:
FLORIDA REALTY INVESTMENTS
(407) 207-2220
Listed By:
Karla Cintra · License #3469314
Source:
Miharaandassociates
Added: Aug 5
Changed: Aug 9
Last Checked: Aug 9 at 7:20AM
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 FLORIDA REALTY INVESTMENTS
Investment Insights
Based on property information with market context.
This duplex at 476-474 Columbia Court in Poinciana was built in 2026 and contains two residential units totaling 2,832 square feet under roof. Each unit includes three bedrooms and two bathrooms, with an open living arrangement, 9-foot ceilings, luxury vinyl plank flooring, tiled bathroom floors, and energy-efficient windows. Full appliance packages include washers and dryers, while the kitchens feature solid wood soft-close cabinetry, upgraded hardware, and stainless-steel appliances.
Primary suites provide dual-sink bathrooms, tiled showers extending from floor to ceiling, walk-in showers, and walk-in closets. Additional improvements include a long driveway and a covered lanai, providing each unit with practical outdoor space and convenient access.
Primary suites provide dual-sink bathrooms, tiled showers extending from floor to ceiling, walk-in showers, and walk-in closets. Additional improvements include a long driveway and a covered lanai, providing each unit with practical outdoor space and convenient access.
Key Highlights
- Two‑unit duplex with 6 bedrooms and 4 bathrooms total
- 2,832 sq. ft. under roof; built in 2026
- Each unit includes 3 bedrooms and 2 bathrooms
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
$30,027
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
5.83%
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%
$600,540
$600.5K
Cap Rate 7%
$428,957
$429.0K
Cap Rate 9%
$333,633
$333.6K
Market Conditions
NOI Build-Up for 2,832 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
$45.9K $16.20/SF
− Vacancy
−$3.0K −$1.05/SF
EGI
$42.9K $15.15/SF
− OpEx
−$12.9K −$4.54/SF
NOI
$30.0K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$600,540
Cap Rate 7%
$428,957
Cap Rate 9%
$333,633
Alternative Uses
Best Use
Multifamily LT 5
$429.0K
$375.3K – $500.5K
NOI $30,027 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$383.2K
$335.3K – $447.1K
NOI $26,824 @ 7.0% cap · market cap 5.21%
Theoretical Best
Office A
$680.6K
$595.5K – $794.0K
NOI $47,639 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 34759, FL
42,067
Population
17,391
Households
2.4
Avg Household Size
42
Median Age
27%
College-Educated
87%
High-School Grad
75.4 sq mi
ZIP Area
558
Density / Sq Mi
$62,373
Median Household Income
$29,959
Median Earnings
$1,670
Median Rent
$271,400
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 - Two residences offer open layouts, contemporary finishes, full appliance packages, and covered outdoor space.
Where is this duplex located?
The property is located at 476-474 COLUMBIA COURT Poinciana, FL.
What is the asking price?
The asking price for this property is $514,990.
What are key features of this property?
This property features: Two‑unit duplex with 6 bedrooms and 4 bathrooms total; 2,832 sq. ft. under roof; built in 2026; Each unit includes 3 bedrooms and 2 bathrooms
