Duplex with Private
New
For Sale
$459,000
13273 BLAKE Drive, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,472 SF
Lot Size0.30 Acres
Price / SF$185.68
Days on Market1
Property Features for 13273 BLAKE Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Laundry Room, Bathroom 1, Bathroom 2, Bathroom 3, Family Room, Bedroom 3, Bedroom 4, Bathroom 4, Bedroom 5, Bedroom 6, Bedroom 1, Bedroom 2
Interior features
High Ceilings, Kitchen/Family Room Combo
Exterior features
Rain Gutters
Subdivision
PORT CHARLOTTE SEC 058
Directions
Gasparilla Rd S to Blake Dr E to property
Standard status
Active
APN
412120203001
Size
2,472 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 058 4265 0020 PORT CHARLOTTE SEC58 BLK4265 LT 20 596/235 DC1072/187 PR89-318 1072/190-91 1457/318 2385/431 2601/909 2752/2057 4190/460 3195568
Tax Annual Amount
8695
Legal Description
PCH 058 4265 0020 PORT CHARLOTTE SEC58 BLK4265 LT 20 596/235 DC1072/187 PR89-318 1072/190-91 1457/318 2385/431 2601/909 2752/2057 4190/460 3195568
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2023
Building materials
Block
Roof type
Shingle
Listing Agency:
HOMESMART · HomeSmart International
(407) 476-0451
Listed By:
Dariusz Nowak · License #3524736
(847) 738-9697
Added: Sep 6
Last Checked: Sep 6 at 9:06PM
MLS# TB8546194
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Constructed in 2023, this duplex contains 2,472 square feet arranged as two separate residences. Each unit offers three bedrooms, two bathrooms, a private one-car garage, an interior laundry room, high ceilings, and an open kitchen-family room layout. Contemporary kitchens include stainless steel appliances, modern cabinetry, and generous counter space. Walk-in closets and ensuite bathrooms with walk-in showers serve the primary bedrooms, while guest baths include tub and shower combinations.
The property occupies 0.3 acres on a quiet street adjoining a greenbelt, with no rear neighbors. Hurricane impact-resistant windows and doors, block construction, shingle roofing, central air, electric heat, public water, and public sewer are among the property features. One unit is leased, and the RMF10 zoning supports its multifamily classification. The property is in Port Charlotte, with Gulf Coast beaches, golf, dining, shopping, hospitals, schools, and recreation within the surrounding area; Englewood Beach and Boca Grande are under 25 minutes away.
The property occupies 0.3 acres on a quiet street adjoining a greenbelt, with no rear neighbors. Hurricane impact-resistant windows and doors, block construction, shingle roofing, central air, electric heat, public water, and public sewer are among the property features. One unit is leased, and the RMF10 zoning supports its multifamily classification. The property is in Port Charlotte, with Gulf Coast beaches, golf, dining, shopping, hospitals, schools, and recreation within the surrounding area; Englewood Beach and Boca Grande are under 25 minutes away.
Key Highlights
- 2023‑built duplex with 2,472 square feet
- Each unit includes 3 bedrooms, 2 bathrooms, a private 1‑car garage, and an interior laundry room
- 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
Property Profile
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
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 separate residences offer contemporary layouts, private garages, and one leased unit for immediate rental income.
Where is this duplex located?
The property is located at 13273 BLAKE Drive 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 2,472 square feet; Each unit includes 3 bedrooms, 2 bathrooms, a private 1‑car garage, and an interior laundry room; One unit is already leased
