New-Build
For Sale
$550,000
10385 PORT EVERGLADES Street, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,728 SF
Lot Size0.24 Acres
Price / SF$201.61
Days on Market139
Property Features for 10385 PORT EVERGLADES Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Dining Room, Bedroom 6, Bathroom 3, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 5, Bathroom 4, Bathroom 1
Interior features
Living Room/Dining Room Combo
Exterior features
Private Entrance
Appliances
Dishwasher, Microwave, Range, Refrigerator
Subdivision
PORT CHARLOTTE SEC 085
Elementary school
Myakka River Elementary
Middle school
L.A. Ainger Middle
High school
Lemon Bay High
Directions
Head North on Gasparilla rd. Turn on Appleton Blvd, turn on your first right on Redondo St, left on Blytheville ave, and turn right onto Port Everglades St.
Standard status
Active
APN
412129406007
Size
2,728 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 085 4621 0012 PORT CHARLOTTE SEC85 BLK4621 LT12 728/348 785/1888 1062/2107 2454/56 2712/107 4020/720 4378/1422 4451/835 4575/818 4609/240 3277904 3377115
Tax Annual Amount
1278
Legal Description
PCH 085 4621 0012 PORT CHARLOTTE SEC85 BLK4621 LT12 728/348 785/1888 1062/2107 2454/56 2712/107 4020/720 4378/1422 4451/835 4575/818 4609/240 3277904 3377115
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2025
Flooring type
Vinyl
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
LASBURY-TRACY REALTY INC.
(941) 474-5585
Listed By:
Susana Jimenez · License #3456406
(941) 451-1518
Added: May 8
Changed: Sep 12
Last Checked: Sep 23 at 3:06AM
MLS# D6147392
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.
Completed in 2025, this duplex contains 2,728 square feet with two separately entered units. Each side measures 1,364 square feet and includes three bedrooms, two bathrooms, interior laundry, a garage, and an open kitchen and living area with a breakfast bar. Vinyl flooring, central air, electric heat, block and stucco construction, shingle roofing, and public water and sewer serve the property. Appliances include a dishwasher, microwave, range, and refrigerator.
The 0.24-acre property is located in Port Charlotte’s South Gulf Cove area and carries RMF10 zoning. Both units have tenants in place. The property is near grocery stores, hospitals and clinics, public boat ramps, waterways, golf courses, dining, shopping, and entertainment. Gulf Coast beaches at Boca Grande and Englewood’s Manasota Key are also identified as nearby destinations.
The 0.24-acre property is located in Port Charlotte’s South Gulf Cove area and carries RMF10 zoning. Both units have tenants in place. The property is near grocery stores, hospitals and clinics, public boat ramps, waterways, golf courses, dining, shopping, and entertainment. Gulf Coast beaches at Boca Grande and Englewood’s Manasota Key are also identified as nearby destinations.
Key Highlights
- Duplex totals 2,728 square feet on a 0.24‑acre lot
- Built in 2025 with 2 units, each measuring 1,364 sq ft
- Each unit has 3 bedrooms, 2 bathrooms, interior laundry, and a one car garage
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
$26,390
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
4.80%
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%
$527,800
$527.8K
Cap Rate 7%
$377,000
$377.0K
Cap Rate 9%
$293,222
$293.2K
Market Conditions
NOI Build-Up for 2,728 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
$46.5K $17.04/SF
− Vacancy
−$8.8K −$3.22/SF
EGI
$37.7K $13.82/SF
− OpEx
−$11.3K −$4.15/SF
NOI
$26.4K $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%
$527,800
Cap Rate 7%
$377,000
Cap Rate 9%
$293,222
Alternative Uses
Best Use
Multifamily LT 5
$377.0K
$329.9K – $439.8K
NOI $26,390 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$344.1K
$301.1K – $401.4K
NOI $24,084 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$893.2K
$781.6K – $1.04M
NOI $62,526 @ 7.0% cap · market cap 11.37%
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
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
22
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Both leased units offer open living areas, interior laundry, private entrances, and garage access.
Where is this duplex located?
The property is located at 10385 PORT EVERGLADES Street Port Charlotte, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Duplex totals 2,728 square feet on a 0.24‑acre lot; Built in 2025 with 2 units, each measuring 1,364 sq ft; Each unit has 3 bedrooms, 2 bathrooms, interior laundry, and a one car garage
