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    Under Construction Port Charlotte Duplex Title is generated by Realmo AI

    13009 RIDGELY CIRCLE, Port Charlotte, FL 33981

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    For Sale
    $333,000

    Duplex - PORT CHARLOTTE, FL

    Type:Duplex
    Property size:
    2,324 SF
    Lot size:
    0.38 Acres
    Price / SF:
    $143/SF
    Added:
    Sep 17, 2025
    Days on Market:
    243
    Last Refresh:
    May 17 at 11:06 pm

    Property Features for 13009 RIDGELY CIRCLE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Property condition
    New Construction
    Zoning
    RMF10
    Bedrooms
    6
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Parking features
    Garage, Garage - Attached
    Standard status
    Active
    APN
    412108153011
    Size
    2,324 SF
    Lot size
    0.38 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1392.38

    Building Details

    Year built
    2025
    Number of units
    2
    Building materials
    Block
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Yury Sanchez
    Yury Sanchez

    Listing agent Yury Sanchez License #3276069

    Listing office PARADISE REALTY AND INVESTMENT 5331 PRIMROSE LAKE No. 117, TAMPA, FL

    Listing date Sep 17, 2025

    MLS# TB8429295 Listing URL

    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.

    HighLights

    • New construction duplex: 3 bedrooms and 2 bathrooms in each unit.
    • Active and transferable building permit, with electrical, plumbing, and HVAC already completed.
    • Option to finish construction with the current builder and preferred lender financing available.
    • No HOA, no CDD, and no restrictions.
    • Paver driveway with parking for 2 cars per unit.
    • Granite countertops, upgraded cabinets, and backsplash in the kitchen.

    Overview

    This under-construction duplex is located in Port Charlotte, Florida. The property is currently 0.77/100 complete, and the price reflects the current stage of construction. An active and transferable building permit is included. Electrical, plumbing, and HVAC systems are already installed, and the structure is in an advanced stage, ready for completion according to the new owner's specifications. Each unit features 3 bedrooms and 2 bathrooms. The property includes a paver driveway with space for 2 cars per unit. The interior layout features a split-floor plan. Waterproof vinyl flooring is installed throughout. The kitchens are equipped with granite countertops, upgraded cabinets, and a backsplash. The master bedrooms include walk-in closets. The property is not subject to HOA, CDD, or other restrictions. The lot size is 0.38 acres, and the property size is 2324 square feet. This property is suitable for both investors and homeowners.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $249.8K
    NOI $22,481 @ 9.00% cap · cautious / downside scenario
    Moderate
    $321.2K
    NOI $22,481 @ 7.00% cap · market / base-case scenario
    Aggressive
    $449.6K
    NOI $22,481 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $39.6k $17.04
    − Vacancy −$7.5k −$3.22
    EGI $32.1k $13.82
    − OpEx −$9.6k −$4.15
    NOI $22.5k $9.67
    2,324 SF · lease $17.04/SF/yr · vacancy 18.90% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $321.2K
    $281.0K – $374.7K (±1% cap)
    NOI $22,481 @ 7.0% cap · market cap 6.75%
    Second Best
    Apartment 5plus
    $293.1K
    $256.5K – $342.0K (±1% cap)
    NOI $20,518 @ 7.0% cap · market cap 6.16%
    Theoretical Best
    Office A
    $760.9K
    $665.8K – $887.8K (±1% cap)
    NOI $53,266 @ 7.0% cap · market cap 16.00%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.2234
    Latitude
    26.8967

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    FAQs

    What type of property is this?
    Duplex - New construction duplex with transferable permit in Port Charlotte, FL.
    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 $333,000.
    What are key features of this property?
    This property features: New construction duplex: **3 bedrooms and 2 bathrooms in each unit.**; Active and transferable building permit, with electrical, plumbing, and HVAC already completed.; Option to finish construction with the current builder and preferred lender financing available.
    (954) 225-0118
    We can help!
    Listing Contact
    Yury Sanchez
    Yury Sanchez
    Real Estate License ID: 3276069
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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