Duplex with Furnished
New
For Sale
$469,000
9308 AGATE ST, Port Charlotte, FL 33981
Newly constructed duplex with one furnished side operating as a short-term rental near coastal recreation and dining.
Property Size2,443 SF
Days on Market6
Property Features for 9308 AGATE ST
General Information
Standard status
Active
Size
2,443 SF
Property subtype
Duplex
Additional Details
Furnished
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,205
Building Details
Building Size
2,443 SF
Year Built
2023
Listing Agency:
TALL PINES REALTY
Listed By:
Stan Putrya · License #3576408
(941) 697-9400
Source:
Nixandassociates
Added: Sep 17
Changed: Sep 19
Last Checked: Sep 21 at 7:32AM
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 TALL PINES REALTY
Investment Insights
Based on property information with market context.
Completed in 2023, this custom-built duplex combines two residential units with upgraded construction and low-maintenance finishes. One side is furnished and operating as a short-term rental, with 26 five-star reviews. Interior features include spray-foam insulation, tile flooring, fully cased and trimmed windows, 10-foot ceilings, and tray ceilings reaching 11 feet.
The property sits along a dry canal in South Gulf Cove, providing a rear setting with added privacy. Gulf beaches, local parks, boat ramps, and coastal dining are located nearby, supporting both owner occupancy and short-term guest use.
The property sits along a dry canal in South Gulf Cove, providing a rear setting with added privacy. Gulf beaches, local parks, boat ramps, and coastal dining are located nearby, supporting both owner occupancy and short-term guest use.
Key Highlights
- 2023 custom‑built duplex
- One side furnished and operating as a short‑term rental
- 26 five‑star reviews associated with the rental side
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
$23,633
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
5.04%
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%
$472,660
$472.7K
Cap Rate 7%
$337,614
$337.6K
Cap Rate 9%
$262,589
$262.6K
Market Conditions
NOI Build-Up for 2,443 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
$41.6K $17.04/SF
− Vacancy
−$7.9K −$3.22/SF
EGI
$33.8K $13.82/SF
− OpEx
−$10.1K −$4.15/SF
NOI
$23.6K $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%
$472,660
Cap Rate 7%
$337,614
Cap Rate 9%
$262,589
Alternative Uses
Best Use
Multifamily LT 5
$337.6K
$295.4K – $393.9K
NOI $23,633 @ 7.0% cap · market cap 5.04%
Second Best
Apartment 5plus
$308.1K
$269.6K – $359.5K
NOI $21,568 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$799.9K
$699.9K – $933.2K
NOI $55,994 @ 7.0% cap · market cap 11.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Newly constructed duplex with one furnished side operating as a short-term rental near coastal recreation and dining.
Where is this duplex located?
The property is located at 9308 AGATE ST Port Charlotte, FL.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 2023 custom‑built duplex; One side furnished and operating as a short‑term rental; 26 five‑star reviews associated with the rental side
