Furnished
For Sale
$469,000
Pending
9409 AGATE ST, Port Charlotte, FL 33981
One unit is leased, while the other is furnished and ready for occupancy.
Property Size2,250 SF
Days on Market22
Property Features for 9409 AGATE ST
General Information
Standard status
Pending
Size
2,250 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$8,142
Building Details
Building Size
2,250 SF
Year Built
2023
Listing Agency:
HOMESMART
(407) 476-0461
Listed By:
Dariusz Nowak · License #3524736
Source:
Nixandassociates
Added: Jul 30
Changed: Aug 18
Last Checked: Aug 19 at 3:41PM
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 HOMESMART
Investment Insights
Based on property information with market context.
Completed in 2023, this duplex contains two residences, each with 3 bedrooms, 2 bathrooms, a private 1-car garage, and a dedicated laundry room. Both units use luxury vinyl flooring and feature high ceilings, open living areas, contemporary kitchens with stainless steel appliances and quartz counters, walk-in closets in the owner's suites, and ensuite baths with walk-in showers. Guest bathrooms include tile tub and shower combinations. One unit is leased, while the other is furnished and ready for occupancy.
Hurricane impact-resistant windows and doors are installed throughout, and no flood insurance is required. The property is connected to public water and sewer and backs to a greenbelt with no rear neighbors. Englewood Beach and Boca Grande are under 25 minutes away, with golf, dining, shopping, entertainment, schools, hospitals, and recreation also within an easy drive.
Hurricane impact-resistant windows and doors are installed throughout, and no flood insurance is required. The property is connected to public water and sewer and backs to a greenbelt with no rear neighbors. Englewood Beach and Boca Grande are under 25 minutes away, with golf, dining, shopping, entertainment, schools, hospitals, and recreation also within an easy drive.
Key Highlights
- Two‑unit property completed in 2023
- Each unit offers 3 bedrooms, 2 bathrooms, a private 1‑car garage, and a large laundry room
- One unit is leased; the other is fully furnished and ready for occupancy
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
4.64%
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 4.64%
Second Best
Apartment 5plus
$283.8K
$248.3K – $331.1K
NOI $19,864 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$736.7K
$644.6K – $859.5K
NOI $51,570 @ 7.0% cap · market cap 11.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
31
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 - One unit is leased, while the other is furnished and ready for occupancy.
Where is this duplex located?
The property is located at 9409 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: Two‑unit property completed in 2023; Each unit offers 3 bedrooms, 2 bathrooms, a private 1‑car garage, and a large laundry room; One unit is leased; the other is fully furnished and ready for occupancy
