New Construction
For Sale
$328,793
13009 RIDGELY Circle, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,324 SF
Lot Size0.38 Acres
Price / SF$141.48
Days on Market353
Property Features for 13009 RIDGELY Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 2, Bedroom 6, Bedroom 1, Bedroom 4, Bathroom 4, Bedroom 2, Bathroom 3, Bathroom 1, Laundry Room, Bedroom 3
Subdivision
PORT CHARLOTTE SEC 095
Elementary school
Myakka River Elementary
Middle school
L.A. Ainger Middle
High school
Port Charlotte High
Directions
Merge onto I-75 S. Take exit 191 toward State Rte 777Continue on State Rte 777. Take W River Rd, Winchester Blvd, and FL-776 toward Ridgely Cir in Charlotte County.Turn right toward State Rte 777Continue on W River RdTurn left toward Winchester BlvdTurn left toward FL-776Turn right toward David BlvdTurn left toward Marathon BlvdTurn left toward Ridgely CirThe destination is on the right.13009 Ridgely CirPort Charlotte, FL 33981.
Standard status
Active
APN
412108153011
Size
2,324 SF
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PCH 095 5167 0009 PORT CHARLOTTE SEC95 BLK5167 LT 9 836/789 2096/1291 DC2445/1072-DT 4998/901 4999/1763 5027/71
Tax Annual Amount
1392
Legal Description
PCH 095 5167 0009 PORT CHARLOTTE SEC95 BLK5167 LT 9 836/789 2096/1291 DC2445/1072-DT 4998/901 4999/1763 5027/71
Utilities
Water source
Public
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Building materials
Block
Roof type
Shingle
Listing Agency:
PARADISE REALTY AND INVESTMENT · NextHome
Listed By:
Yury Sanchez · License #3276069
(954) 225-0118
Added: Sep 17, 2025
Changed: Aug 26
Last Checked: Sep 4 at 4:06AM
MLS# TB8429295
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 2,324-square-foot duplex is under construction on a 0.38-acre parcel, with an active transferable building permit. Electrical, plumbing, and HVAC systems are complete, while the remaining work can be finished according to the new owner's specifications. The 2025 construction includes block walls, shingle roofing, public water, and two residences configured with three bedrooms and two bathrooms each.
Each unit is designed with a split-bedroom layout, waterproof vinyl flooring, and a kitchen featuring granite countertops, upgraded cabinetry, and a backsplash. Primary bedrooms include walk-in closets. Paver driveways provide parking for two cars per home. The property is zoned RMF10 and has no HOA or CDD.
Each unit is designed with a split-bedroom layout, waterproof vinyl flooring, and a kitchen featuring granite countertops, upgraded cabinetry, and a backsplash. Primary bedrooms include walk-in closets. Paver driveways provide parking for two cars per home. The property is zoned RMF10 and has no HOA or CDD.
Key Highlights
- 2,324‑square‑foot duplex on 0.38 acres
- Three bedrooms and two bathrooms in each unit
- Active, transferable building permit with electrical, plumbing, and HVAC complete
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
$22,481
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
6.84%
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%
$449,620
$449.6K
Cap Rate 7%
$321,157
$321.2K
Cap Rate 9%
$249,789
$249.8K
Market Conditions
NOI Build-Up for 2,324 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
$39.6K $17.04/SF
− Vacancy
−$7.5K −$3.22/SF
EGI
$32.1K $13.82/SF
− OpEx
−$9.6K −$4.15/SF
NOI
$22.5K $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%
$449,620
Cap Rate 7%
$321,157
Cap Rate 9%
$249,789
Alternative Uses
Best Use
Multifamily LT 5
$321.2K
$281.0K – $374.7K
NOI $22,481 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$293.1K
$256.5K – $342.0K
NOI $20,518 @ 7.0% cap · market cap 6.24%
Theoretical Best
Office A
$760.9K
$665.8K – $887.8K
NOI $53,266 @ 7.0% cap · market cap 16.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
90
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two three-bedroom residences with separate parking, modern finishes, and construction ready for completion to the new owner's specifications.
Where is this duplex located?
The property is located at 13009 RIDGELY Circle Port Charlotte, FL.
What is the asking price?
The asking price for this property is $328,793.
What are key features of this property?
This property features: 2,324‑square‑foot duplex on 0.38 acres; Three bedrooms and two bathrooms in each unit; Active, transferable building permit with electrical, plumbing, and HVAC complete
