New Construction
For Sale
$504,990
476-474 COLUMBIA Court, Poinciana, FL 34759
Residential Income, POINCIANA, FL
Property Size2,832 SF
Lot Size0.22 Acres
Price / SF$178.32
Days on Market48
Property Features for 476-474 COLUMBIA Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 6, Bedroom 5, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 3, Bedroom 3, Bedroom 2
Pets allowed
Yes
Interior features
High Ceilings, Open Floorplan
Subdivision
POINCIANA NBRHD 06 VILLAGE 07
Directions
Columbia Ct
Standard status
Active
APN
28-28-15-935360-035120
Size
2,832 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
POINCIANA NEIGHBORHOOD 6 VILLAGE 7 PB 61 PGS 29/52 BLK 3044 LOT 11
Tax Annual Amount
251
Legal Description
POINCIANA NEIGHBORHOOD 6 VILLAGE 7 PB 61 PGS 29/52 BLK 3044 LOT 11
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
covered lanai
Building Details
Year built
2026
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
FLORIDA REALTY INVESTMENTS
(407) 207-2220
Listed By:
Karla Cintra · License #3469314
(407) 881-7730
Added: Aug 5
Changed: Sep 12
Last Checked: Sep 21 at 10:06AM
MLS# O6430942
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 duplex is under construction and is designed with two separate residences, each offering three bedrooms and two bathrooms. Combined building area totals 2,832 square feet under roof on a 0.22-acre lot. Both units feature open-concept interiors, 9-foot ceilings, luxury vinyl plank flooring, tiled bathroom floors, and energy-efficient windows.
Each residence includes a full appliance package with washer and dryer, solid-wood soft-close cabinetry, upgraded hardware, and stainless-steel appliances. Primary suites include dual-sink vanities, tiled showers, walk-in showers, and walk-in closets. Additional property features include a long driveway, covered lanai, block construction, central air, electric heat, public water, and public sewer.
Each residence includes a full appliance package with washer and dryer, solid-wood soft-close cabinetry, upgraded hardware, and stainless-steel appliances. Primary suites include dual-sink vanities, tiled showers, walk-in showers, and walk-in closets. Additional property features include a long driveway, covered lanai, block construction, central air, electric heat, public water, and public sewer.
Key Highlights
- Two‑unit duplex with 6 bedrooms and 4 bathrooms total
- 2,832 square feet under roof on a 0.22‑acre lot
- Under construction with a 2026 year built
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
5.95%
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 5.95%
Second Best
Apartment 5plus
$383.2K
$335.3K – $447.1K
NOI $26,824 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$680.6K
$595.5K – $794.0K
NOI $47,639 @ 7.0% cap · market cap 9.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 connected residences offer open layouts, updated finishes, private laundry, 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 $504,990.
What are key features of this property?
This property features: Two‑unit duplex with 6 bedrooms and 4 bathrooms total; 2,832 square feet under roof on a 0.22‑acre lot; Under construction with a 2026 year built
