Upgraded Duplex with
For Sale
$439,900
9285 & 9287 AGATE Street, Port Charlotte, FL 33981
Residential Income, PORT CHARLOTTE, FL
Property Size2,250 SF
Lot Size0.23 Acres
Price / SF$195.51
Days on Market67
Property Features for 9285 & 9287 AGATE Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF10
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 2, Bathroom 1, Laundry Room, Bedroom 1, Bathroom 4, Dining Room, Bedroom 6, Bathroom 3, Bedroom 5, Bedroom 3, Bedroom 4
Pets allowed
Cats OK, Dogs OK
Interior features
Living Room/Dining Room Combo
Exterior features
Private Entrance, Private Mailbox
Subdivision
PORT CHARLOTTE SEC 078
Directions
Gasparilla Road to Ingraham Blvd to Agate.
Standard status
Active
APN
412120178005
Size
2,250 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PCH 078 4416 0034 PORT CHARLOTTE SEC78 BLK4416 LT 34 UNREC WD 1591/598 1613/1438 2468/791 TD3432/1512 4979/1717 4979/1720 3453278
Tax Annual Amount
8956
Legal Description
PCH 078 4416 0034 PORT CHARLOTTE SEC78 BLK4416 LT 34 UNREC WD 1591/598 1613/1438 2468/791 TD3432/1512 4979/1717 4979/1720 3453278
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
9-foot-high ceilings
hurricane-resistant windows
stainless steel kitchen appliances
washer and dryer hook up
ceiling fans with lights and remote controls
Building Details
Year built
2024
Building materials
Block
Roof type
Shingle
Listing Agency:
HANK BRILL PROPERTIES LLC
(941) 474-2882
Listed By:
Laurie Clevenger · License #3633279
(941) 228-5951
Added: Jul 2
Changed: Sep 3
Last Checked: Sep 6 at 9:06PM
MLS# D6147965
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.
Built in 2024, this duplex contains 2,250 square feet and is configured with a 3-bedroom, 2-bath layout. Both units are currently rented. Interior features include 9-foot ceilings, hurricane-resistant windows, stainless steel kitchen appliances, washer and dryer hookups, and ceiling fans with lights and remote controls. Each unit has a private entrance and its own 1-car garage. The building is constructed of block, with central heating and central air, a shingle roof, public water, and public sewer.
The property occupies 0.23 acres at 9285 & 9287 Agate Street in Port Charlotte and is zoned RMF10. Restaurants, grocery stores, and shops are described as being nearby, with access to a main road. A combined living room and dining room provides the primary shared interior arrangement noted for the property.
The property occupies 0.23 acres at 9285 & 9287 Agate Street in Port Charlotte and is zoned RMF10. Restaurants, grocery stores, and shops are described as being nearby, with access to a main road. A combined living room and dining room provides the primary shared interior arrangement noted for the property.
Key Highlights
- Both units are currently rented
- 2,250‑square‑foot duplex built in 2024
- Each unit includes a 1‑car garage
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
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
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 - Two rented units offer updated interiors, central systems, and individual garage parking in Port Charlotte.
Where is this duplex located?
The property is located at 9285 & 9287 AGATE Street 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: Both units are currently rented; 2,250‑square‑foot duplex built in 2024; Each unit includes a 1‑car garage
