Newly Built Income-Producing
For Sale
$550,000
10385 Port Everglades St, Port Charlotte, FL 33981
Both units offer open living areas, interior laundry, and private garages.
Property Size2,728 SF
Price / SF$201.61
Days on Market44
Property Features for 10385 Port Everglades St
General Information
Standard status
Active
Size
2,728 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2025
Buildings
1
Listing Agency:
LASBURY-TRACY REALTY INC.
(941) 451-1518
Listed By:
Susana Jimenez · License #3456406
Source:
Whitesandsfl
Added: Jul 20
Changed: Aug 30
Last Checked: Aug 31 at 7:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LASBURY-TRACY REALTY INC.
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains 2,728 square feet with two separately configured residences. Each unit provides 1,364 square feet under AC, three bedrooms, two bathrooms, interior laundry, and a one-car garage. Open kitchen and living areas include breakfast bars, creating a practical shared living layout. Tenants are currently in place in both residences.
The property is located in South Gulf Cove, a Port Charlotte community with access to nearby Gulf Coast beaches including Boca Grande and Manasota Key. Hospitals, local clinics, Publix, Walmart, and Fresh Markets are available in the surrounding area. Public boat ramps, waterways, The Cove, and Rotonda West Golf Club add recreation options within the broader Port Charlotte area.
The property is located in South Gulf Cove, a Port Charlotte community with access to nearby Gulf Coast beaches including Boca Grande and Manasota Key. Hospitals, local clinics, Publix, Walmart, and Fresh Markets are available in the surrounding area. Public boat ramps, waterways, The Cove, and Rotonda West Golf Club add recreation options within the broader Port Charlotte area.
Key Highlights
- Two‑unit duplex with 2,728 square feet
- Built in 2025
- Each unit measures 1,364 sq ft under AC
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
Property Profile
Current Use
Lease Details
2
Residential units
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
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 - Both units offer open living areas, interior laundry, and private garages.
Where is this duplex located?
The property is located at 10385 Port Everglades St 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: Two‑unit duplex with 2,728 square feet; Built in 2025; Each unit measures 1,364 sq ft under AC
