Duplex With Private
New
For Sale
$459,000
13273 BLAKE DR, Port Charlotte, FL 33981
Two residences offer open interiors, dedicated laundry rooms, and durable finishes suited to occupants or tenants.
Property Size2,472 SF
Days on Market7
Property Features for 13273 BLAKE DR
General Information
Standard status
Active
Size
2,472 SF
Total Parking Spaces
2
Property subtype
Duplex
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Taxes and HOA fees
Annual Taxes
$8,694
Building Details
Building Size
2,472 SF
Year Built
2023
Buildings
1
Listing Agency:
HOMESMART
Listed By:
Dariusz Nowak
Source:
Nixandassociates
Added: Sep 6
Changed: Sep 8
Last Checked: Sep 12 at 10:04AM
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 HOMESMART
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains 2472 square feet with two separate residences. Each side offers 3 bedrooms, 2 bathrooms, a private 1-car garage, an interior laundry room, luxury vinyl flooring, high ceilings, and an open living arrangement. Kitchens include contemporary cabinetry, stainless steel appliances, and substantial counter space. The primary bedrooms feature walk-in closets and ensuite bathrooms with walk-in showers, while guest bathrooms have tub-and-shower combinations. Hurricane impact-resistant windows and doors are installed throughout, and the property is connected to public water and sewer. No flood insurance is required.
One residence is leased, providing an existing rental component. The property backs to a greenbelt and has no rear neighbors. Located at 13273 Blake Dr in Port Charlotte, the duplex is under 25 minutes from Englewood Beach and Boca Grande, with beaches, golf, dining, shopping, entertainment, schools, hospitals, and recreation within the surrounding area.
One residence is leased, providing an existing rental component. The property backs to a greenbelt and has no rear neighbors. Located at 13273 Blake Dr in Port Charlotte, the duplex is under 25 minutes from Englewood Beach and Boca Grande, with beaches, golf, dining, shopping, entertainment, schools, hospitals, and recreation within the surrounding area.
Key Highlights
- 2023‑built duplex with 2472 square feet
- Each side includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage
- One unit is already leased
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
$23,913
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
5.21%
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%
$478,260
$478.3K
Cap Rate 7%
$341,614
$341.6K
Cap Rate 9%
$265,700
$265.7K
Market Conditions
NOI Build-Up for 2,472 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
$42.1K $17.04/SF
− Vacancy
−$8.0K −$3.22/SF
EGI
$34.2K $13.82/SF
− OpEx
−$10.2K −$4.15/SF
NOI
$23.9K $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%
$478,260
Cap Rate 7%
$341,614
Cap Rate 9%
$265,700
Alternative Uses
Best Use
Multifamily LT 5
$341.6K
$298.9K – $398.6K
NOI $23,913 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$311.8K
$272.8K – $363.7K
NOI $21,824 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$809.4K
$708.2K – $944.3K
NOI $56,658 @ 7.0% cap · market cap 12.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer open interiors, dedicated laundry rooms, and durable finishes suited to occupants or tenants.
Where is this duplex located?
The property is located at 13273 BLAKE DR Port Charlotte, FL.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: 2023‑built duplex with 2472 square feet; Each side includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage; One unit is already leased
