New Construction Duplex with
For Sale
$485,000
12232-12234 Newgate Ave, Port Charlotte, FL 33981
Two residences feature private garages, contemporary finishes, and durable exterior components designed for reduced upkeep.
Property Size2,364 SF
Price / SF$205.16
Days on Market9
Property Features for 12232-12234 Newgate Ave
General Information
Standard status
Active
Size
2,364 SF
Property subtype
Multi-Family
Units
Multifamily Units
2
Parking per Unit
1
Amenities
quartz countertops
stainless steel appliances
MOEN fixtures
high ceilings
three-panel sliding glass door
brick paver driveway
Building Details
Year Built
2026
Buildings
1
Listing Agency:
PANTHER MANAGEMENT
(239) 699-1990
Listed By:
Mariana Ruiz Vallejo · License #3492088
Source:
Whitesandsfl
Added: Aug 4
Changed: Aug 5
Last Checked: Aug 11 at 10:13AM
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 PANTHER MANAGEMENT
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains two residences with 2,364 square feet overall and 1,182 square feet per unit. Each side includes a private one-car garage, quartz countertops, stainless steel appliances, MOEN fixtures, high ceilings, and a three-panel sliding glass door. Hurricane-impact windows and roof rain and ice underlayment add specified durability features to the construction. Exterior improvements include a brick paver driveway.
The property is located at 12232-12234 Newgate Ave in Port Charlotte, Florida. Its two-unit configuration, dedicated garages, and contemporary interior package provide a clear physical profile for evaluating the asset as a duplex property.
The property is located at 12232-12234 Newgate Ave in Port Charlotte, Florida. Its two-unit configuration, dedicated garages, and contemporary interior package provide a clear physical profile for evaluating the asset as a duplex property.
Key Highlights
- Two‑unit duplex with 2,364 SF total
- Each unit offers 1,182 SF of living space
- Private one‑car garage provided for each unit
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
$22,868
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
4.72%
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%
$457,360
$457.4K
Cap Rate 7%
$326,686
$326.7K
Cap Rate 9%
$254,089
$254.1K
Market Conditions
NOI Build-Up for 2,364 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
$40.3K $17.04/SF
− Vacancy
−$7.6K −$3.22/SF
EGI
$32.7K $13.82/SF
− OpEx
−$9.8K −$4.15/SF
NOI
$22.9K $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%
$457,360
Cap Rate 7%
$326,686
Cap Rate 9%
$254,089
Alternative Uses
Best Use
Multifamily LT 5
$326.7K
$285.9K – $381.1K
NOI $22,868 @ 7.0% cap · market cap 4.72%
Second Best
Apartment 5plus
$298.2K
$260.9K – $347.9K
NOI $20,871 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$774.0K
$677.3K – $903.1K
NOI $54,183 @ 7.0% cap · market cap 11.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
83
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 - Two residences feature private garages, contemporary finishes, and durable exterior components designed for reduced upkeep.
Where is this duplex located?
The property is located at 12232-12234 Newgate Ave Port Charlotte, FL.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,364 SF total; Each unit offers 1,182 SF of living space; Private one‑car garage provided for each unit
