Contemporary Duplex with Lake
For Sale
$425,000
2681 Vine Ave, Naples, FL 34120
Residential, 1 Story/Ranch, Contemporary, Corner, Duplex, Florida, NAPLES, FL
Property Size1,564 SF
Lot Size0.11 Acres
Price / SF$271.74
Days on Market169
Property Features for 2681 Vine Ave
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Den, Bathroom 1, Bedroom 2, Bathroom 2, Bedroom 1, Laundry Room
Parking
2
Patio and Porch features
Porch
Interior features
French Doors, Pantry, Smoke Detectors, Volume Ceiling, Walk-In Closet(s)
Exterior features
Screened Lanai/Porch
Appliances
Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator, Refrigerator/Freezer, Self Cleaning Oven, Washer
Subdivision
ORANGE BLOSSOM RANCH
Lot features
Corner Lot, Cul-De-Sac, Corner Lot, Cul-De-Sac
View
Lake
Standard status
Active
APN
69039019045
Size
1,564 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
RANCH AT ORANGE BLOSSOM PHASE 4 LOT 790
Tax Annual Amount
4917
HOA Fee
$2,496 Annually
Legal Description
RANCH AT ORANGE BLOSSOM PHASE 4 LOT 790
Utilities
Heating system
Electric (Heating), Heat Pump (Heating), Central
Cooling system
Central Air, Electric, Heat Pump, Ceiling Fan(s)
Water front features
Lake
Water front
1
Building Details
Year built
2023
Floors in Building
1
Number of units
1
Flooring type
Tile
Building materials
Concrete Block, Poured Concrete, Stucco
Roof type
Tile
Architectural style
Contemporary, Ranch
Listing Agency:
William Raveis Real Estate
(239) 529-5451
Listed By:
Jennifer Rosenwald · License #NAPLES-249526179
(239) 601-0605
Added: Mar 18
Changed: Aug 24
Last Checked: Sep 2 at 5:06PM
MLS# 226011246
Copyright © 2026 Naples Area Board of REALTORS. 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 1,564-square-foot contemporary duplex offers a ranch-style layout with two bedrooms, a large den, two full bathrooms, and tile flooring. The interior includes an open kitchen with breakfast bar, volume ceilings, a walk-in closet, pantry, and French doors serving the den. Central electric cooling and heat-pump heating are provided.
Outdoor features include a fully screened lanai with lake frontage views, a tile roof, and a two-car garage. The property occupies 0.11 acres on a quiet cul-de-sac in Orange Blossom Ranch, with no rear neighbors. Appliances include a range, microwave, dishwasher, disposal, refrigerator, washer, and dryer.
Outdoor features include a fully screened lanai with lake frontage views, a tile roof, and a two-car garage. The property occupies 0.11 acres on a quiet cul-de-sac in Orange Blossom Ranch, with no rear neighbors. Appliances include a range, microwave, dishwasher, disposal, refrigerator, washer, and dryer.
Key Highlights
- 1,564‑square‑foot duplex built in 2023
- Two bedrooms plus a large den and two full bathrooms
- Screened lanai with lake views and no rear neighbors
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
$23,104
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
5.44%
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%
$462,080
$462.1K
Cap Rate 7%
$330,057
$330.1K
Cap Rate 9%
$256,711
$256.7K
Market Conditions
NOI Build-Up for 1,564 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
$34.7K $22.20/SF
− Vacancy
−$1.7K −$1.10/SF
EGI
$33.0K $21.10/SF
− OpEx
−$9.9K −$6.33/SF
NOI
$23.1K $14.77/SF
Area
Collier County, FL
Vacancy
4.94%
Lease Rate
$22.20 /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%
$462,080
Cap Rate 7%
$330,057
Cap Rate 9%
$256,711
Alternative Uses
Best Use
Multifamily LT 5
$330.1K
$288.8K – $385.1K
NOI $23,104 @ 7.0% cap · market cap 5.44%
Second Best
Apartment 5plus
$303.4K
$265.4K – $353.9K
NOI $21,235 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$627.7K
$549.2K – $732.3K
NOI $43,939 @ 7.0% cap · market cap 10.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
78
Businesses Nearby
Explore this area
Business Placement
Demographics for 34120, FL
41,026
Population
17,778
Households
2.3
Avg Household Size
43
Median Age
31%
College-Educated
87%
High-School Grad
140.8 sq mi
ZIP Area
291
Density / Sq Mi
$90,695
Median Household Income
$43,959
Median Earnings
$2,067
Median Rent
$456,300
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 - Ranch-style property with a screened lanai, two full bathrooms, and a two-car garage.
Where is this duplex located?
The property is located at 2681 Vine Ave Naples, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,564‑square‑foot duplex built in 2023; Two bedrooms plus a large den and two full bathrooms; Screened lanai with lake views and no rear neighbors
