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    Ready-to-Build Duplex Lot Available Title is generated by Realmo AI

    9172 AGATE STREET, Port Charlotte, FL 33981

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    Claim this Listing
    For Sale
    $39,900

    Land - PORT CHARLOTTE, FL

    Lot size:
    0.23 Acres
    Added:
    Apr 26, 2026
    Days on Market:
    34
    Last Refresh:
    May 29 at 7:06 pm

    Property Features for 9172 AGATE STREET

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RMF10
    Pets allowed
    No
    Standard status
    Active
    APN
    412120179005
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    841

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Steven Koleno
    Steven Koleno

    Listing agent Steven Koleno License #3469487

    Listing office BEYCOME OF FLORIDA LLC 400 NW 26th Street, Miami, FL

    Listing date Apr 26, 2026

    MLS# O6402353 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

    • Build‑ready duplex lot with city water & sewer in place. County‑approved duplex plan available.
    • Prime location minutes from Englewood Beach and Boca Grande.
    • Flexible investment opportunity: suitable for owner‑occupancy with rental income or full investment property use.
    • South Gulf Cove community amenities include sidewalks, parks, boat ramp, picnic areas, linear walkway, playground, and access to canals/waterways.
    • No HOA fees in a rapidly expanding Gulf Coast community with limited multifamily lots remaining.
    • Completed duplex models and active construction sites are available to preview.

    Overview

    This 0.23-acre duplex lot is located in Port Charlotte, Florida. The property is zoned RMF10 and is ready for construction with city water and sewer already in place. A county-approved duplex plan is available, along with an optional turnkey build package. Completed duplex models and active construction sites are available for preview. The flexible layout is suitable for either owner-occupancy with rental income or full investment use. South Gulf Cove has no HOA fees and features sidewalks, parks, a boat ramp, picnic areas, a linear walkway, and a playground. Residents have access to canals and waterways for kayaking, paddle boarding, and fishing, plus proximity to golf courses. The property is minutes from Englewood Beach and Boca Grande, and 45 minutes from Siesta Key Beach. This lot offers a chance to secure a ready-to-build investment property in a growing coastal market with limited multifamily zoned land remaining.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Building Supply Big Box & Wholesale Store Hair Salon Department Store Bar & Pub Storage Facility Electrical Service Cafe & Coffee Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Port Charlotte
    County
    Charlotte
    State
    Florida
    Longitude
    -82.2333374
    Latitude
    26.8966408

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    FAQs

    What type of property is this?
    Residential land & home lot - Duplex lot with city utilities in South Gulf Cove.
    Where is this residential land & home lot located?
    The property is located at 9172 AGATE STREET Port Charlotte, FL.
    What is the asking price?
    The asking price for this property is $39,900.
    What are key features of this property?
    This property features: Build‑ready duplex lot with city water & sewer in place. County‑approved duplex plan available.; Prime location minutes from Englewood Beach and Boca Grande.; Flexible investment opportunity: suitable for owner‑occupancy with rental income or full investment property use.
    (844) 239-2663
    We can help!
    Listing Contact
    Steven Koleno
    Steven Koleno
    Real Estate License ID: 3469487
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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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