Duplex with Separate
For Sale
$775,000
685 95th Ave N, Naples, FL 34108
Residential Income, Duplex, NAPLES, FL
Property Size1,492 SF
Lot Size0.14 Acres
Price / SF$519.44
Days on Market54
Property Features for 685 95th Ave N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
8
Bedrooms
2
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 1, Bathroom 3, Bedroom 2, Bathroom 1, Bathroom 2
Pets allowed
Yes
Fencing
Fenced
Subdivision
NAPLES PARK
Lot features
Regular, Regular
Standard status
Active
APN
62641560002
Size
1,492 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
NAPLES PARK UNIT 3 BLK 32 LOT 4
Tax Annual Amount
4258
Legal Description
NAPLES PARK UNIT 3 BLK 32 LOT 4
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Amenities
central air conditioning
Building Details
Year built
1968
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Steven Hayden, LLC
(239) 777-0113
Added: Jul 31
Changed: Sep 16
Last Checked: Sep 22 at 7:06PM
MLS# 226028385
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 1,492-square-foot duplex contains two residential units. The front unit has one bedroom and one full bathroom, while the rear unit provides one bedroom, a den, and 1.5 bathrooms. Both units include central air conditioning, separate water and electric meters, tile flooring, fenced grounds, shingle roofing, and concrete block with stucco construction. The property was built in 1968 and occupies 0.14 acres.
The property is in Naples, Florida, minutes from Gulf beaches and the shopping, dining, and entertainment at Mercato. The surrounding area includes new luxury construction. Zoning is identified as 8. Potential occupancy formats described for the property include leasing both units, occupying one unit while leasing the other, seasonal leasing, and short-term vacation rentals.
The property is in Naples, Florida, minutes from Gulf beaches and the shopping, dining, and entertainment at Mercato. The surrounding area includes new luxury construction. Zoning is identified as 8. Potential occupancy formats described for the property include leasing both units, occupying one unit while leasing the other, seasonal leasing, and short-term vacation rentals.
Key Highlights
- Two‑unit property totaling 1,492 Square Feet on a 0.14‑acre lot
- Front unit includes 1 bedroom and 1 full bathroom
- Rear unit offers 1 bedroom, a den, and 1.5 bathrooms
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
$22,040
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
2.84%
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%
$440,800
$440.8K
Cap Rate 7%
$314,857
$314.9K
Cap Rate 9%
$244,889
$244.9K
Market Conditions
NOI Build-Up for 1,492 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
$33.1K $22.20/SF
− Vacancy
−$1.6K −$1.10/SF
EGI
$31.5K $21.10/SF
− OpEx
−$9.4K −$6.33/SF
NOI
$22.0K $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%
$440,800
Cap Rate 7%
$314,857
Cap Rate 9%
$244,889
Alternative Uses
Best Use
Multifamily LT 5
$314.9K
$275.5K – $367.3K
NOI $22,040 @ 7.0% cap · market cap 2.84%
Second Best
Apartment 5plus
$289.4K
$253.2K – $337.6K
NOI $20,257 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$598.8K
$524.0K – $698.6K
NOI $41,917 @ 7.0% cap · market cap 5.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,197
Businesses Nearby
Explore this area
Business Placement
Demographics for 34108, FL
16,142
Population
15,211
Households
1.1
Avg Household Size
66
Median Age
62%
College-Educated
97%
High-School Grad
7.8 sq mi
ZIP Area
2,069
Density / Sq Mi
$120,187
Median Household Income
$48,565
Median Earnings
$2,099
Median Rent
$972,400
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer central air conditioning, individual water and electric meters, and flexible occupancy arrangements.
Where is this duplex located?
The property is located at 685 95th Ave N Naples, FL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Two‑unit property totaling 1,492 Square Feet on a 0.14‑acre lot; Front unit includes 1 bedroom and 1 full bathroom; Rear unit offers 1 bedroom, a den, and 1.5 bathrooms
