Built-in-2021 Duplex With Two
For Sale
$460,000
8527 & 8529 Agate St, Port Charlotte, FL 33981
Well-maintained duplex built in 2021 with two units, each featuring granite counters, stainless appliances, and tile flooring.
Property Size2,526 SF
Price / SF$182.11
Days on Market39
Property Features for 8527 & 8529 Agate St
General Information
Standard status
Active
Size
2,526 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2021
Tenancy
Multi
Listing Agency:
Marshall Reddick Real Estate
(239) 289-7533
Listed By:
Maureen Mitchell · License #258029763
Source:
Whitesandsfl
Added: Jul 25
Changed: Aug 31
Last Checked: Aug 31 at 6:41PM
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 Marshall Reddick Real Estate
Investment Insights
Based on property information with market context.
Built in 2021, this well-maintained duplex offers a clean, modern layout with 1,209 square feet per unit. Each side includes granite countertops, stainless steel appliances, and tile flooring throughout, creating a low-maintenance interior that is designed for everyday durability.
The property is offered for sale with one side available. It presents an option for an owner-occupant looking to offset housing costs while still receiving rental income potential from the second unit.
With newer construction and minimal deferred maintenance, this duplex is positioned as a move-in-ready residential income property with two distinct units.
The property is offered for sale with one side available. It presents an option for an owner-occupant looking to offset housing costs while still receiving rental income potential from the second unit.
With newer construction and minimal deferred maintenance, this duplex is positioned as a move-in-ready residential income property with two distinct units.
Key Highlights
- Duplex built in 2021 with 2 units
- 1,209 sq ft per unit
- Each unit features granite countertops
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
$24,436
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
5.31%
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%
$488,720
$488.7K
Cap Rate 7%
$349,086
$349.1K
Cap Rate 9%
$271,511
$271.5K
Market Conditions
NOI Build-Up for 2,526 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
$43.0K $17.04/SF
− Vacancy
−$8.1K −$3.22/SF
EGI
$34.9K $13.82/SF
− OpEx
−$10.5K −$4.15/SF
NOI
$24.4K $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%
$488,720
Cap Rate 7%
$349,086
Cap Rate 9%
$271,511
Alternative Uses
Best Use
Multifamily LT 5
$349.1K
$305.5K – $407.3K
NOI $24,436 @ 7.0% cap · market cap 5.31%
Second Best
Apartment 5plus
$318.6K
$278.8K – $371.7K
NOI $22,301 @ 7.0% cap · market cap 4.85%
Theoretical Best
Office A
$827.1K
$723.7K – $964.9K
NOI $57,896 @ 7.0% cap · market cap 12.59%
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
68
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 - Well-maintained duplex built in 2021 with two units, each featuring granite counters, stainless appliances, and tile flooring.
Where is this duplex located?
The property is located at 8527 & 8529 Agate St Port Charlotte, FL.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Duplex built in 2021 with 2 units; 1,209 sq ft per unit; Each unit features granite countertops
