New Construction Golf Course
New
For Sale
$575,000
7214-7216 David Boulevard, Port Charlotte, FL 33981
Fully leased duplex with screened lanais, durable construction, and transferable warranties overlooking the Cove of Rotonda Golf Center.
Property Size2,646 SF
Price / SF$217.31
Days on Market4
Property Features for 7214-7216 David Boulevard
General Information
Standard status
Active
Size
2,646 SF
Property subtype
Multi-Family
Building Details
Year Built
2026
Listing Agency:
DALTON WADE INC
(941) 920-3344
Listed By:
Pamela Tonini · License #3340346
Source:
Whitesandsfl
Added: Aug 11
Changed: Aug 12
Last Checked: Aug 14 at 9:10AM
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 DALTON WADE INC
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains two residences totaling 2,646 square feet. Each 1,323 square foot unit offers three bedrooms, two full bathrooms, a single-car garage, and a screened lanai facing the public Cove of Rotonda Golf Center. Interior features include open-concept living areas, stainless steel appliances, granite countertops, white cabinetry, walk-in closets, and walk-in showers in the primary suites.
Both units are leased under annual agreements through April, providing occupancy from closing. Residents pay their own utilities and lawn care. Concrete block construction, hurricane impact windows and doors, and transferable construction and appliance warranties support the property's physical durability. The building has no HOA or CDD, and its Flood Zone X designation does not require flood insurance.
The property is positioned where East Englewood meets Port Charlotte, approximately 8 miles from the beach and 6 miles from access to the Myakka River. The address is 7214-7216 David Boulevard, Port Charlotte, FL 33981.
Both units are leased under annual agreements through April, providing occupancy from closing. Residents pay their own utilities and lawn care. Concrete block construction, hurricane impact windows and doors, and transferable construction and appliance warranties support the property's physical durability. The building has no HOA or CDD, and its Flood Zone X designation does not require flood insurance.
The property is positioned where East Englewood meets Port Charlotte, approximately 8 miles from the beach and 6 miles from access to the Myakka River. The address is 7214-7216 David Boulevard, Port Charlotte, FL 33981.
Key Highlights
- 2026 new construction duplex with 2,646 square feet total
- Two 1,323 square foot residences, each with 3 bedrooms, 2 full baths, and a single‑car garage
- Each unit includes a screened lanai overlooking the public Cove of Rotonda Golf Center
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
$25,596
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
4.45%
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%
$511,920
$511.9K
Cap Rate 7%
$365,657
$365.7K
Cap Rate 9%
$284,400
$284.4K
Market Conditions
NOI Build-Up for 2,646 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
$45.1K $17.04/SF
− Vacancy
−$8.5K −$3.22/SF
EGI
$36.6K $13.82/SF
− OpEx
−$11.0K −$4.15/SF
NOI
$25.6K $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%
$511,920
Cap Rate 7%
$365,657
Cap Rate 9%
$284,400
Alternative Uses
Best Use
Multifamily LT 5
$365.7K
$320.0K – $426.6K
NOI $25,596 @ 7.0% cap · market cap 4.45%
Second Best
Apartment 5plus
$333.7K
$292.0K – $389.4K
NOI $23,361 @ 7.0% cap · market cap 4.06%
Theoretical Best
Office A
$866.4K
$758.1K – $1.01M
NOI $60,646 @ 7.0% cap · market cap 10.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 33981, FL
13,574
Population
7,808
Households
1.7
Avg Household Size
59
Median Age
27%
College-Educated
93%
High-School Grad
45.4 sq mi
ZIP Area
299
Density / Sq Mi
$71,266
Median Household Income
$36,931
Median Earnings
$1,198
Median Rent
$355,600
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 - Fully leased duplex with screened lanais, durable construction, and transferable warranties overlooking the Cove of Rotonda Golf Center.
Where is this duplex located?
The property is located at 7214-7216 David Boulevard Port Charlotte, FL.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2026 new construction duplex with 2,646 square feet total; Two 1,323 square foot residences, each with 3 bedrooms, 2 full baths, and a single‑car garage; Each unit includes a screened lanai overlooking the public Cove of Rotonda Golf Center
