Updated Duplex with Screened
New
For Sale
$499,900
5887 Littlestone Court, North Fort Myers, FL 33903
ResidentialIncome, North Fort Myers, FL
Property Size3,200 SF
Lot Size0.32 Acres
Price / SF$156.22
Days on Market5
Property Features for 5887 Littlestone Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 5, Bathroom 2, Bedroom 6, Bathroom 4, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 3, Bathroom 3
Patio and Porch features
Patio
Pets allowed
Yes
Exterior features
Courtyard, FruitTrees, SprinklerIrrigation, Patio, RoomForPool
Subdivision
LOCHMOOR
Lot features
Oversized Lot, Sprinklers Automatic
Directions
Rental estimates and proposed golf course plans are not guaranteed and should be independently verified. One owner may consider leasing back Unit B after closing. According to the owners, the property has never flooded, and the existing flood policy covering both units may be transferable subject to carrier approval. Furniture or turnkey packages may be available separately.
Standard status
Active
APN
21-44-24-16-00000.0370
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOCHMOOR UNIT 2 PB 28 PG 116 LOT 37
Tax Annual Amount
6831
Legal Description
LOCHMOOR UNIT 2 PB 28 PG 116 LOT 37
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Ceiling Fan(s), Central Air
Water source
Public
Amenities
screened patios
fenced backyards
garden
fruit trees
Building Details
Year built
2005
Number of units
2
Flooring type
Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Brandon Lucas · License #258025293
(239) 464-8056
Added: Aug 23
Last Checked: Aug 27 at 9:06AM
MLS# 2026035754
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
This duplex at 5887 Littlestone Court in North Fort Myers contains approximately 3,200 total square feet across two residences. Each unit offers three bedrooms, two full bathrooms, a split-bedroom arrangement, an open great room, tile flooring, custom blinds, upgraded lighting, newer appliances, and interior laundry. Primary suites include private bathrooms with dual sinks, while each residence also has a two-car garage and a screened patio.
The 2005-built property is constructed with block and stucco, with public water and public sewer service. Both units received dimensional shingle roof and air-conditioning system updates in 2023. Fenced rear yards, fruit trees, a garden, a storage shed, irrigation, and open green space add practical outdoor features. Unit-specific improvements include newer paint and an additional garage refrigerator in Unit A, plus fresh paint, an electric patio shade, and optional furniture in Unit B.
The 2005-built property is constructed with block and stucco, with public water and public sewer service. Both units received dimensional shingle roof and air-conditioning system updates in 2023. Fenced rear yards, fruit trees, a garden, a storage shed, irrigation, and open green space add practical outdoor features. Unit-specific improvements include newer paint and an additional garage refrigerator in Unit A, plus fresh paint, an electric patio shade, and optional furniture in Unit B.
Key Highlights
- Approximately 3,200 total square feet with two three‑bedroom, two‑bath residences
- Each unit includes a two‑car garage and a screened patio
- 2023 dimensional shingle roof and air‑conditioning systems for both units
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
$42,356
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
8.47%
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%
$847,120
$847.1K
Cap Rate 7%
$605,086
$605.1K
Cap Rate 9%
$470,622
$470.6K
Market Conditions
NOI Build-Up for 3,200 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
$63.4K $19.80/SF
− Vacancy
−$2.9K −$0.89/SF
EGI
$60.5K $18.91/SF
− OpEx
−$18.2K −$5.67/SF
NOI
$42.4K $13.24/SF
Area
Lee County, FL
Vacancy
4.50%
Lease Rate
$19.80 /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%
$847,120
Cap Rate 7%
$605,086
Cap Rate 9%
$470,622
Alternative Uses
Best Use
Multifamily LT 5
$605.1K
$529.5K – $705.9K
NOI $42,356 @ 7.0% cap · market cap 8.47%
Second Best
Apartment 5plus
$560.7K
$490.7K – $654.2K
NOI $39,252 @ 7.0% cap · market cap 7.85%
Theoretical Best
Office A
$1.01M
$881.3K – $1.18M
NOI $70,502 @ 7.0% cap · market cap 14.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 33903, FL
23,294
Population
15,400
Households
1.5
Avg Household Size
61
Median Age
24%
College-Educated
89%
High-School Grad
11.3 sq mi
ZIP Area
2,061
Density / Sq Mi
$56,317
Median Household Income
$32,452
Median Earnings
$1,152
Median Rent
$135,400
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 well-appointed residences feature private outdoor areas, attached garages, and refreshed interiors in a low-maintenance layout.
Where is this duplex located?
The property is located at 5887 Littlestone Court North Fort Myers, FL.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Approximately 3,200 total square feet with two three‑bedroom, two‑bath residences; Each unit includes a two‑car garage and a screened patio; 2023 dimensional shingle roof and air‑conditioning systems for both units
