Modern Duplex with Leased
For Sale
$459,000
9464 PANAMA CIRCLE, Port Charlotte, FL 33981
One residence is leased; both units offer open layouts, private garages, and interior laundry rooms.
Property Size2,413 SF
Price / SF$190.22
Days on Market8
Property Features for 9464 PANAMA CIRCLE
General Information
Standard status
Active
Size
2,413 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
0.28 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 412121305001, Public Survey Range: 21E, Public Survey Section: 21, Annual Amount: $8,599.35, Tax Block: 4374, Tax Book Number: 10-1, Legal Description: PCH 071 4374 0001 PORT CHARLOTTE SEC71 BLK4374 LT 1 985/2059 2595/1807 3652/1372 4506/315 4747/2131 4777/1343 4805/1992 4891/1690 3363782, Lot: 1, Year: 2025, Zoning: RMF15
1 space
Central Air
Electric
Laundry Room
Listing ID: MFRTB8537302, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-08-09, 1 day on market, Special Conditions: None
6 total bedrooms
Built in 2023, Living area: 2413, Living area units: Square Feet, Construction Materials: Block
Subdivision: PORT CHARLOTTE SEC 071, MLS Area (Major): 33981 - Port Charlotte, County/Parish: Charlotte
4 total bathrooms
Public, Water Source: Public
Slab
Road Surface: Asphalt
Private Yard, Rain Gutters, Sliding Doors
Ceiling Fans(s), Living Room/Dining Room Combo, Open Floorplan
Other equipment: Private Yard
Building Details
Year Built
2023
Listing Agency:
HOMESMART
(407) 476-0451
Listed By:
Dariusz Nowak · License #3524736
Source:
Miharaandassociates
Added: Aug 9
Changed: Aug 16
Last Checked: Aug 16 at 6:05AM
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 2,413-square-foot duplex contains two matching residences, each with three bedrooms, two bathrooms, a private one-car garage, and an interior laundry room. Open-concept interiors feature high ceilings, luxury vinyl flooring, contemporary cabinetry, stainless steel appliances, and generous kitchen counter space. Each primary suite includes a walk-in closet and an ensuite bathroom with a walk-in shower, while guest baths have tile tub-and-shower combinations. Impact-resistant windows and doors are installed throughout, and the property is connected to public water and sewer. One unit is leased, while the building backs to a greenbelt with no rear neighbors. Located at 9464 Panama Circle in Port Charlotte, the property is under 25 minutes from Englewood Beach and Boca Grande, with golf, beaches, dining, shopping, entertainment, schools, hospitals, and recreation within an easy drive.
Key Highlights
- 2023‑built duplex totaling 2,413 SF
- Each unit includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage
- One unit is leased
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
$23,342
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
5.09%
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%
$466,840
$466.8K
Cap Rate 7%
$333,457
$333.5K
Cap Rate 9%
$259,356
$259.4K
Market Conditions
NOI Build-Up for 2,413 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
$41.1K $17.04/SF
− Vacancy
−$7.8K −$3.22/SF
EGI
$33.3K $13.82/SF
− OpEx
−$10.0K −$4.15/SF
NOI
$23.3K $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%
$466,840
Cap Rate 7%
$333,457
Cap Rate 9%
$259,356
Alternative Uses
Best Use
Multifamily LT 5
$333.5K
$291.8K – $389.0K
NOI $23,342 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$304.3K
$266.3K – $355.1K
NOI $21,303 @ 7.0% cap · market cap 4.64%
Theoretical Best
Office A
$790.1K
$691.3K – $921.8K
NOI $55,306 @ 7.0% cap · market cap 12.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
17
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 residence is leased; both units offer open layouts, private garages, and interior laundry rooms.
Where is this duplex located?
The property is located at 9464 PANAMA CIRCLE Port Charlotte, FL.
What is the asking price?
The asking price for this property is $459,000.
What are key features of this property?
This property features: 2023‑built duplex totaling 2,413 SF; Each unit includes 3 bedrooms, 2 bathrooms, and a private 1‑car garage; One unit is leased
