Turnkey Duplex with Private
For Sale
$600,000
9092 Agate St, Port Charlotte, FL 33981
Two three-bedroom residences offer open layouts, upgraded kitchens, in-unit laundry, and flexibility for tenants or an owner-occupant.
Property Size2,874 SF
Price / SF$208.77
Days on Market13
Property Features for 9092 Agate St
General Information
Standard status
Active
Size
2,874 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Building Details
Year Built
2024
Buildings
1
Tenancy
Multi
Listing Agency:
EXIT KING REALTY
(610) 633-7354
Listed By:
Victor Carrico · License #3566250
Source:
Whitesandsfl
Added: Aug 2
Changed: Aug 3
Last Checked: Aug 14 at 9:18AM
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 EXIT KING REALTY
Investment Insights
Based on property information with market context.
Built in 2024, this 2874 SF duplex at 9092 Agate St comprises two separate residences, each with 3 bedrooms, 2 full baths, a private entrance, and a laundry room equipped with a washer and dryer. Both units feature open living areas, granite countertops, solid wood cabinetry, kitchen islands, and high-end appliances. The property is offered with a fully furnished turnkey option.
The duplex is situated on a residential street in South Gulf Cove, a waterfront community in Port Charlotte. Access to US-41 and SR-776 connects the property with shopping, restaurants, medical facilities, and Gulf beaches. Public utilities serve the property, and no HOA fees are required. The configuration accommodates long-term tenants or an owner-occupant seeking supplemental income.
The duplex is situated on a residential street in South Gulf Cove, a waterfront community in Port Charlotte. Access to US-41 and SR-776 connects the property with shopping, restaurants, medical facilities, and Gulf beaches. Public utilities serve the property, and no HOA fees are required. The configuration accommodates long-term tenants or an owner-occupant seeking supplemental income.
Key Highlights
- 2024 construction with 2874 SF across two duplex residences
- Each unit includes 3 bedrooms and 2 full baths
- Open layouts with granite countertops, islands, solid wood cabinets, and high‑end appliances
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
$27,802
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
4.63%
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%
$556,040
$556.0K
Cap Rate 7%
$397,171
$397.2K
Cap Rate 9%
$308,911
$308.9K
Market Conditions
NOI Build-Up for 2,874 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
$49.0K $17.04/SF
− Vacancy
−$9.3K −$3.22/SF
EGI
$39.7K $13.82/SF
− OpEx
−$11.9K −$4.15/SF
NOI
$27.8K $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%
$556,040
Cap Rate 7%
$397,171
Cap Rate 9%
$308,911
Alternative Uses
Best Use
Multifamily LT 5
$397.2K
$347.5K – $463.4K
NOI $27,802 @ 7.0% cap · market cap 4.63%
Second Best
Apartment 5plus
$362.5K
$317.2K – $422.9K
NOI $25,373 @ 7.0% cap · market cap 4.23%
Theoretical Best
Office A
$941.0K
$823.4K – $1.10M
NOI $65,872 @ 7.0% cap · market cap 10.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
27
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 three-bedroom residences offer open layouts, upgraded kitchens, in-unit laundry, and flexibility for tenants or an owner-occupant.
Where is this duplex located?
The property is located at 9092 Agate St Port Charlotte, FL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2024 construction with 2874 SF across two duplex residences; Each unit includes 3 bedrooms and 2 full baths; Open layouts with granite countertops, islands, solid wood cabinets, and high‑end appliances
