Duplex with Private
New
For Sale
$459,000
9464 PANAMA Circle, Port Charlotte, FL 33981
MULTI_FAMILY - PORT CHARLOTTE, FL
Property Size2,413 SF
Lot Size0.28 Acres
Price / SF$190.22
Days on Market4
Property Features for 9464 PANAMA Circle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF15
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 6, Bathroom 3, Bathroom 2, Bathroom 4, Dining Room, Bathroom 1, Bedroom 3, Bedroom 4, Bedroom 5, Bedroom 2, Laundry Room, Bedroom 1
Interior features
Ceiling Fans(s), Living Room/Dining Room Combo, Open Floorplan
Exterior features
Private Yard, Rain Gutters, Sliding Doors
Subdivision
PORT CHARLOTTE SEC 071
Directions
Gasparilla Rd South to Keystone Blvd, West on Keystone, North on Calumet Blvd to Property on Panama Cir
Standard status
Active
APN
412121305001
Size
2,413 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax 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
Tax Annual Amount
8599
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
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
2023
Building materials
Block
Roof type
Shingle
Listing Agency:
HOMESMART · HomeSmart International
(407) 476-0451
Listed By:
Dariusz Nowak · License #3524736
(847) 738-9697
Added: Aug 9
Changed: Aug 10
Last Checked: Aug 12 at 7:06AM
MLS# TB8537302
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 2023, this duplex contains 2,413 square feet across two residential units. Each side includes three bedrooms, two bathrooms, a private one-car garage, an interior laundry room, and an owner’s suite with a walk-in closet and ensuite bath. Open living and dining areas connect with kitchens equipped with contemporary cabinetry, stainless steel appliances, and generous counter space. Luxury vinyl flooring, high ceilings, impact-resistant windows and doors, central air, and block construction add practical durability.
The property occupies 0.28 acres in Port Charlotte and backs to a greenbelt. Public water and public sewer serve the duplex, while RMF15 zoning applies. One unit is leased. The property is within driving distance of Gulf Coast beaches, golf courses, restaurants, shopping, hospitals, schools, and recreation; Englewood Beach and Boca Grande are under 25 minutes away.
The property occupies 0.28 acres in Port Charlotte and backs to a greenbelt. Public water and public sewer serve the duplex, while RMF15 zoning applies. One unit is leased. The property is within driving distance of Gulf Coast beaches, golf courses, restaurants, shopping, hospitals, schools, and recreation; Englewood Beach and Boca Grande are under 25 minutes away.
Key Highlights
- 2023‑built duplex with 2,413 square feet of total property size
- Each unit has 3 bedrooms, 2 bathrooms, and a private 1‑car garage
- One unit is leased, providing an existing rental arrangement
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
Multi-tenant
Tenancy
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 - Two residential units offer open layouts, modern finishes, private yards, and individual 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 with 2,413 square feet of total property size; Each unit has 3 bedrooms, 2 bathrooms, and a private 1‑car garage; One unit is leased, providing an existing rental arrangement
