Duplex with Private
For Sale
$469,000
9409 AGATE Street, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,250 SF
Lot Size0.23 Acres
Price / SF$208.44
Days on Market48
Property Features for 9409 AGATE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Family Room, Laundry Room, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 6
Interior features
Ceiling Fans(s), High Ceilings, Kitchen/Family Room Combo, Open Floorplan
Exterior features
Private Yard, Rain Gutters
Subdivision
PORT CHARLOTTE SUB SEC 78
Directions
From SR-776 (El Jobean Rd), turn south onto Jacobs St, then right on Agate St - home is on the right
Standard status
Active
APN
412120328006
Size
2,250 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 078 4415 0042 PORT CHARLOTTE SEC78 BLK4415 LT 42 548/1710 1867/1919 DC3593/216-FKP 3598/1117 4264/1335 4791/70
Tax Annual Amount
8142
Legal Description
PCH 078 4415 0042 PORT CHARLOTTE SEC78 BLK4415 LT 42 548/1710 1867/1919 DC3593/216-FKP 3598/1117 4264/1335 4791/70
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2023
Building materials
Block
Roof type
Shingle
Listing Agency:
HOMESMART · HomeSmart International
(407) 476-0451
Listed By:
Dariusz Nowak · License #3524736
(847) 738-9697
Added: Jul 29
Changed: Sep 12
Last Checked: Sep 14 at 5:06PM
MLS# TB8534441
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 2023, this duplex contains two three-bedroom, two-bath units, each with a private one-car garage and a spacious laundry room. Both residences feature open-concept interiors, high ceilings, luxury vinyl flooring, contemporary kitchens with stainless steel appliances and quartz counters, walk-in closets in the owners’ suites, and a combination of walk-in showers and tile tub/shower baths. One unit is leased, while the other is furnished and ready for occupancy or rental use.
The property occupies 0.23 acres on a quiet street and backs to a greenbelt without rear neighbors. Public water and public sewer serve the building. Impact-resistant hurricane windows and doors, block construction, central air, electric heating, shingle roofing, rain gutters, and a private yard are included. RMF10 zoning applies. Englewood Beach and Boca Grande are both within 25 minutes, with beaches, golf, dining, shopping, schools, hospitals, and recreation also identified nearby.
The property occupies 0.23 acres on a quiet street and backs to a greenbelt without rear neighbors. Public water and public sewer serve the building. Impact-resistant hurricane windows and doors, block construction, central air, electric heating, shingle roofing, rain gutters, and a private yard are included. RMF10 zoning applies. Englewood Beach and Boca Grande are both within 25 minutes, with beaches, golf, dining, shopping, schools, hospitals, and recreation also identified nearby.
Key Highlights
- 2023‑built duplex with 2 units, each offering 3 bedrooms and 2 bathrooms
- One unit leased; the other is fully furnished
- Each unit includes a private 1‑car garage and large laundry room
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
$21,766
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
4.64%
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%
$435,320
$435.3K
Cap Rate 7%
$310,943
$310.9K
Cap Rate 9%
$241,844
$241.8K
Market Conditions
NOI Build-Up for 2,250 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
$38.3K $17.04/SF
− Vacancy
−$7.2K −$3.22/SF
EGI
$31.1K $13.82/SF
− OpEx
−$9.3K −$4.15/SF
NOI
$21.8K $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%
$435,320
Cap Rate 7%
$310,943
Cap Rate 9%
$241,844
Alternative Uses
Best Use
Multifamily LT 5
$310.9K
$272.1K – $362.8K
NOI $21,766 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$283.8K
$248.3K – $331.1K
NOI $19,864 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$736.7K
$644.6K – $859.5K
NOI $51,570 @ 7.0% cap · market cap 11.00%
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
Single-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
31
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with furnished accommodations, open layouts, and separate three-bedroom, two-bath residences.
Where is this duplex located?
The property is located at 9409 AGATE Street Port Charlotte, FL.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 2023‑built duplex with 2 units, each offering 3 bedrooms and 2 bathrooms; One unit leased; the other is fully furnished; Each unit includes a private 1‑car garage and large laundry room
