Upgraded Duplex with
For Sale
$439,900
9285 Agate St, Port Charlotte, FL 33981
Updated duplex featuring abundant daylight, stainless steel appliances, and hurricane-resistant windows.
Property Size2,250 SF
Price / SF$195.51
Days on Market38
Property Features for 9285 Agate St
General Information
Standard status
Active
Size
2,250 SF
Property subtype
Multi-Family
Amenities
9-foot ceilings
hurricane-resistant windows
stainless steel appliances
washer/dryer hookup
ceiling fans with lights
garage
Building Details
Year Built
2024
Listing Agency:
HANK BRILL PROPERTIES LLC
(941) 473-0600
Listed By:
Laurie Clevenger · License #3633279
Source:
Exciterealtyflorida
Added: Jul 26
Changed: Aug 31
Last Checked: Aug 30 at 8:27PM
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 HANK BRILL PROPERTIES LLC
Investment Insights
Based on property information with market context.
This duplex offers 2,250 square feet with an upgraded interior designed around natural light. The home includes 9-foot-high ceilings, hurricane-resistant windows, ceiling fans with integrated lights and remote controls, and stainless steel kitchen appliances. Washer and dryer hookups are also provided. Each unit has its own 1-car garage, adding dedicated parking and storage. The property was built in 2024 and includes a 3-bedroom, 2-bath home configuration.
Located near a main road in Port Charlotte, the property is close to restaurants, grocery stores, and shops. The Cove of Rotonda Golf Center is approximately 5 minutes away, while Lemon Bay Golf Club is about a 10-minute drive. Boca Grande Beaches and Englewood Beach are also approximately 10 minutes from the home, with access to major airports, fishing, and boating in the surrounding area.
Located near a main road in Port Charlotte, the property is close to restaurants, grocery stores, and shops. The Cove of Rotonda Golf Center is approximately 5 minutes away, while Lemon Bay Golf Club is about a 10-minute drive. Boca Grande Beaches and Englewood Beach are also approximately 10 minutes from the home, with access to major airports, fishing, and boating in the surrounding area.
Key Highlights
- Duplex with 2,250 square feet, built in 2024
- Each unit includes a 1‑car garage
- 3‑bedroom, 2‑bath home configuration
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
$21,766
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
4.95%
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%
$435,320
$435.3K
Cap Rate 7%
$310,943
$310.9K
Cap Rate 9%
$241,844
$241.8K
Market Conditions
NOI Build-Up for 2,250 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
$38.3K $17.04/SF
− Vacancy
−$7.2K −$3.22/SF
EGI
$31.1K $13.82/SF
− OpEx
−$9.3K −$4.15/SF
NOI
$21.8K $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%
$435,320
Cap Rate 7%
$310,943
Cap Rate 9%
$241,844
Alternative Uses
Best Use
Multifamily LT 5
$310.9K
$272.1K – $362.8K
NOI $21,766 @ 7.0% cap · market cap 4.95%
Second Best
Apartment 5plus
$283.8K
$248.3K – $331.1K
NOI $19,864 @ 7.0% cap · market cap 4.52%
Theoretical Best
Office A
$736.7K
$644.6K – $859.5K
NOI $51,570 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
30
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 - Updated duplex featuring abundant daylight, stainless steel appliances, and hurricane-resistant windows.
Where is this duplex located?
The property is located at 9285 Agate St Port Charlotte, FL.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Duplex with 2,250 square feet, built in 2024; Each unit includes a 1‑car garage; 3‑bedroom, 2‑bath home configuration
