New-Construction
For Sale
$479,000
8349 & 8351 AGATE STREET, Port Charlotte, FL 33981
Two contemporary residences offer open layouts, energy-efficient features, and flexible ownership or occupancy potential.
Property Size2,380 SF
Price / SF$201.26
Days on Market635
Property Features for 8349 & 8351 AGATE STREET
General Information
Standard status
Active
Size
2,380 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$797
Building Details
Year Built
2024
Listing Agency:
TRUST REALTY USA, LLC
(305) 244-2882
Listed By:
Uri Segev · License #3238915
(305) 244-2882
Source:
Exitrealty
Added: Dec 4, 2024
Changed: Aug 31
Last Checked: Aug 31 at 6:08PM
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 TRUST REALTY USA, LLC
Investment Insights
Based on property information with market context.
Completed in 2024, this duplex contains two separate residences totaling 2,380 square feet. Each unit provides 3 bedrooms, 2 bathrooms, and 1,190 square feet arranged around an open floor plan with contemporary finishes. The property was built with energy-efficient features and no appliance package currently installed in either home.
Situated in Port Charlotte, Florida, the duplex offers a two-unit configuration suitable for residential income ownership or multigenerational use. Both residences are newly constructed and ready for initial occupancy.
Situated in Port Charlotte, Florida, the duplex offers a two-unit configuration suitable for residential income ownership or multigenerational use. Both residences are newly constructed and ready for initial occupancy.
Key Highlights
- Two‑unit duplex completed in 2024
- Each residence includes 3 bedrooms, 2 bathrooms, and 1,190 sq. ft.
- Combined property size is 2,380 sq. ft.
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
$23,023
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
4.81%
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%
$460,460
$460.5K
Cap Rate 7%
$328,900
$328.9K
Cap Rate 9%
$255,811
$255.8K
Market Conditions
NOI Build-Up for 2,380 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
$40.6K $17.04/SF
− Vacancy
−$7.7K −$3.22/SF
EGI
$32.9K $13.82/SF
− OpEx
−$9.9K −$4.15/SF
NOI
$23.0K $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%
$460,460
Cap Rate 7%
$328,900
Cap Rate 9%
$255,811
Alternative Uses
Best Use
Multifamily LT 5
$328.9K
$287.8K – $383.7K
NOI $23,023 @ 7.0% cap · market cap 4.81%
Second Best
Apartment 5plus
$300.2K
$262.7K – $350.2K
NOI $21,012 @ 7.0% cap · market cap 4.39%
Theoretical Best
Office A
$779.3K
$681.9K – $909.2K
NOI $54,550 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
109
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 contemporary residences offer open layouts, energy-efficient features, and flexible ownership or occupancy potential.
Where is this duplex located?
The property is located at 8349 & 8351 AGATE STREET Port Charlotte, FL.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2024; Each residence includes 3 bedrooms, 2 bathrooms, and 1,190 sq. ft.; Combined property size is 2,380 sq. ft.
