Lakefront Duplex with Private
For Sale
$746,000
6809 Bequia Way, Naples, FL 34113
Residential, Duplex, NAPLES, FL
Property Size1,563 SF
Lot Size0.10 Acres
Price / SF$477.29
Days on Market277
Property Features for 6809 Bequia Way
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Den
Parking
2
Security features
Security System
Window features
Window Coverings
Patio and Porch features
Patio, Porch
Pool private
1
Interior features
Foyer, Pantry, Tray Ceiling(s), Walk-In Closet(s), Window Coverings
Exterior features
Screened Lanai/Porch
Appliances
Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator/Freezer, Refrigerator/Icemaker, Washer
Subdivision
ISLES OF COLLIER PRESERVE
View
Lake
Elementary school
AVALON ELEMENTARY
Middle school
MANATEE MIDDLE SCHOOL
High school
LELY HIGH SCHOOL
Standard status
Active
APN
52505037063
Size
1,563 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
ISLES OF COLLIER PRESERVE PHASE 3 LOT 262
Tax Annual Amount
6954
HOA Fee
$8,684 Annually
Legal Description
ISLES OF COLLIER PRESERVE PHASE 3 LOT 262
Utilities
Heating system
Electric (Heating), Heat Pump (Heating), Central
Cooling system
Heat Pump, Ceiling Fan(s), Central Air, Electric, Exhaust Fan (Cooling)
Water front features
Lake
Water front
1
Amenities
private pool
walk-in pool
lap pool
fitness center
pickle-ball courts
boccie ball
tennis courts
kayaking
scenic nature trails
bike paths
dog parks
community boat rides
Overlook Bar & Grill
Building Details
Year built
2015
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
William Raveis Real Estate
(239) 231-3380
Listed By:
Thomas Hanlon
(704) 773-3309
Added: Dec 5, 2025
Changed: Sep 6
Last Checked: Sep 8 at 10:06PM
MLS# 225082535
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.
This 1,563-square-foot duplex includes two bedrooms, two baths, and a den within the gated Isles of Collier Preserve community. The interior features an open living and dining arrangement, a kitchen with quartz countertops, a gourmet island, full pantry wall, and medium-tone wood cabinetry. Tile flooring, plantation shutters, crown molding, 10-foot ceilings, and impact-resistant windows and doors add to the property’s finish package. A new air conditioning system was installed in 2026.
The screened lanai opens to a private pool and lake views. Community amenities include walk-in and lap pools, a fitness center, 14 pickle-ball courts, bocce ball, tennis courts, kayaking, nature trails, bike paths, dog parks, boat rides, and an onsite bar and grill. The property is adjacent to the US Open Pickle-ball Center and located near downtown Naples, Fifth Avenue, beaches, shopping, dining, and cultural attractions.
The screened lanai opens to a private pool and lake views. Community amenities include walk-in and lap pools, a fitness center, 14 pickle-ball courts, bocce ball, tennis courts, kayaking, nature trails, bike paths, dog parks, boat rides, and an onsite bar and grill. The property is adjacent to the US Open Pickle-ball Center and located near downtown Naples, Fifth Avenue, beaches, shopping, dining, and cultural attractions.
Key Highlights
- 1,563‑square‑foot duplex with 2 bedrooms, 2 baths, and a den
- Private pool and screened lanai overlooking the lake
- Kitchen with quartz countertops, gourmet island, and full pantry wall
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
$23,089
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
3.10%
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%
$461,780
$461.8K
Cap Rate 7%
$329,843
$329.8K
Cap Rate 9%
$256,544
$256.5K
Market Conditions
NOI Build-Up for 1,563 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%
$461,780
Cap Rate 7%
$329,843
Cap Rate 9%
$256,544
Alternative Uses
Best Use
Multifamily LT 5
$329.8K
$288.6K – $384.8K
NOI $23,089 @ 7.0% cap · market cap 3.10%
Second Best
Apartment 5plus
$303.2K
$265.3K – $353.7K
NOI $21,221 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$627.3K
$548.9K – $731.9K
NOI $43,911 @ 7.0% cap · market cap 5.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
410
Businesses Nearby
Explore this area
Business Placement
Demographics for 34113, FL
23,740
Population
16,461
Households
1.4
Avg Household Size
57
Median Age
40%
College-Educated
87%
High-School Grad
25.9 sq mi
ZIP Area
917
Density / Sq Mi
$76,539
Median Household Income
$37,070
Median Earnings
$1,888
Median Rent
$450,700
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 - Gated community duplex with a den, screened lanai, upgraded finishes, and access to extensive resort-style amenities.
Where is this duplex located?
The property is located at 6809 Bequia Way Naples, FL.
What is the asking price?
The asking price for this property is $746,000.
What are key features of this property?
This property features: 1,563‑square‑foot duplex with 2 bedrooms, 2 baths, and a den; Private pool and screened lanai overlooking the lake; Kitchen with quartz countertops, gourmet island, and full pantry wall
