Newly Completed Duplex With Hurricane
For Sale
$459,900
9293 Agate St, Port Charlotte, FL 33981
Two 2026 units each include 3 bedrooms, 2 baths, and an attached one-car garage.
Property Size2,396 SF
Price / SF$191.94
Days on Market43
Property Features for 9293 Agate St
General Information
Standard status
Active
Size
2,396 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Tenancy
Multi
Listing Agency:
HOME SOLD REALTY LLC
(833) 700-2782
Listed By:
Camilo Perez · License #3467504
Source:
Whitesandsfl
Added: Jul 20
Changed: Aug 22
Last Checked: Aug 30 at 7:11PM
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 HOME SOLD REALTY LLC
Investment Insights
Based on property information with market context.
Newly completed in 2026, this duplex features two separate residences, each with air-conditioned living space, three bedrooms, and two full bathrooms. Both units include an attached one-car garage, hurricane-impact windows and doors, and a bright open floor plan connecting the kitchen, dining, and living areas. The kitchen is designed for everyday use with a breakfast bar, modern cabinetry, and durable finishes.
Located in the waterfront community of South Gulf Cove, the property offers access to Gulf beaches, shopping, restaurants, medical facilities, schools, public boat ramps, parks, golf courses, canals, marinas, and Charlotte Harbor.
With two complete, move-in-ready homes on one duplex configuration, the property is well suited for a variety of rental and living arrangements.
Located in the waterfront community of South Gulf Cove, the property offers access to Gulf beaches, shopping, restaurants, medical facilities, schools, public boat ramps, parks, golf courses, canals, marinas, and Charlotte Harbor.
With two complete, move-in-ready homes on one duplex configuration, the property is well suited for a variety of rental and living arrangements.
Key Highlights
- Newly completed 2026 duplex with two residences
- Each unit offers 1,198 SF of air‑conditioned living space with 3 bedrooms and 2 full bathrooms
- Each unit includes an attached one‑car garage
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
$23,178
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
5.04%
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%
$463,560
$463.6K
Cap Rate 7%
$331,114
$331.1K
Cap Rate 9%
$257,533
$257.5K
Market Conditions
NOI Build-Up for 2,396 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
$40.8K $17.04/SF
− Vacancy
−$7.7K −$3.22/SF
EGI
$33.1K $13.82/SF
− OpEx
−$9.9K −$4.15/SF
NOI
$23.2K $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%
$463,560
Cap Rate 7%
$331,114
Cap Rate 9%
$257,533
Alternative Uses
Best Use
Multifamily LT 5
$331.1K
$289.7K – $386.3K
NOI $23,178 @ 7.0% cap · market cap 5.04%
Second Best
Apartment 5plus
$302.2K
$264.4K – $352.6K
NOI $21,153 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$784.5K
$686.5K – $915.3K
NOI $54,916 @ 7.0% cap · market cap 11.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
30
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 2026 units each include 3 bedrooms, 2 baths, and an attached one-car garage.
Where is this duplex located?
The property is located at 9293 Agate St Port Charlotte, FL.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: Newly completed 2026 duplex with two residences; Each unit offers 1,198 SF of air‑conditioned living space with 3 bedrooms and 2 full bathrooms; Each unit includes an attached one‑car garage
