Two-Unit Duplex
For Sale
$599,000
8581 Agate St, Port Charlotte, FL 33981
Duplex with separate 3/2 and 2/2 layouts, metallic roof, and vinyl wood flooring throughout.
Property Size2,619 SF
Price / SF$228.71
Days on Market32
Property Features for 8581 Agate St
General Information
Standard status
Active
Size
2,619 SF
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
vinyl wood floors
high impact windows
LED lights
quartz counter tops
dark stainless steel appliances
washer and dryer hookup
car garage with automatic opener
Building Details
Year Built
2021
Stories
2
Tenancy
Multi
Listing Agency:
GREEN LIFE PROJECTS LLC
(305) 386-9190
Listed By:
Ada Rinaudo · License #277040994
Source:
Whitesandsfl
Added: Jul 21
Changed: Aug 8
Last Checked: Aug 20 at 9:22AM
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 GREEN LIFE PROJECTS LLC
Investment Insights
Based on property information with market context.
This duplex features two separate residential units: a 3-bedroom, 2-bath configuration upstairs and a 2-bedroom, 2-bath configuration downstairs. The home includes a metallic roof with a warranty, vinyl wood floors throughout, quartz countertops, and dark stainless steel appliances. Additional improvements include high-impact windows and doors, LED lighting, and a high-efficiency 16-year A/C. Washer and dryer hook-ups are available, and the interior includes a closet under air.
The property includes a car garage with an automatic opener, and it states that it may connect via Bluetooth. Public remarks also note that water and sewer are in place.
With dedicated bedroom and bath layouts on both levels, the building is designed as a true two-unit duplex residence.
The property includes a car garage with an automatic opener, and it states that it may connect via Bluetooth. Public remarks also note that water and sewer are in place.
With dedicated bedroom and bath layouts on both levels, the building is designed as a true two-unit duplex residence.
Key Highlights
- Duplex with separate layouts: 3 bed/2 bath upstairs and 2 bed/2 bath downstairs
- Metallic roof with warranty
- High‑efficiency home with high‑impact windows and doors, plus LED lighting throughout
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
$25,335
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
4.23%
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%
$506,700
$506.7K
Cap Rate 7%
$361,929
$361.9K
Cap Rate 9%
$281,500
$281.5K
Market Conditions
NOI Build-Up for 2,619 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
$44.6K $17.04/SF
− Vacancy
−$8.4K −$3.22/SF
EGI
$36.2K $13.82/SF
− OpEx
−$10.9K −$4.15/SF
NOI
$25.3K $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%
$506,700
Cap Rate 7%
$361,929
Cap Rate 9%
$281,500
Alternative Uses
Best Use
Multifamily LT 5
$361.9K
$316.7K – $422.3K
NOI $25,335 @ 7.0% cap · market cap 4.23%
Second Best
Apartment 5plus
$330.3K
$289.0K – $385.4K
NOI $23,122 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$857.5K
$750.3K – $1.00M
NOI $60,027 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
66
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 - Duplex with separate 3/2 and 2/2 layouts, metallic roof, and vinyl wood flooring throughout.
Where is this duplex located?
The property is located at 8581 Agate St Port Charlotte, FL.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Duplex with separate layouts: 3 bed/2 bath upstairs and 2 bed/2 bath downstairs; Metallic roof with warranty; High‑efficiency home with high‑impact windows and doors, plus LED lighting throughout
