Duplex Villa with Pool and
For Sale
$775,000
6931 Cay Ct, Naples, FL 34113
Residential, Duplex, NAPLES, FL
Property Size1,783 SF
Price / SF$434.66
Days on Market195
Property Features for 6931 Cay Ct
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Laundry Room, Den, Bathroom 2, Bedroom 1, Bathroom 1
Parking
2
Spa
1
Patio and Porch features
Patio, Porch
Pool private
1
Interior features
Coffered Ceiling(s), Foyer, Laundry Tub, Smoke Detectors, Tray Ceiling(s)
Exterior features
Screened Lanai/Porch
Appliances
Electric Cooktop, Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator/Freezer, Self Cleaning Oven, Washer
Subdivision
ISLES OF COLLIER PRESERVE
Lot features
Zero Lot Line, Zero Lot Line
View
Lake
Standard status
Active
APN
52505037762
Size
1,783 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
ISLES OF COLLIER PRESERVE PHASE 3 LOT 297
Tax Annual Amount
7295
HOA Fee
$8,684 Annually
Legal Description
ISLES OF COLLIER PRESERVE PHASE 3 LOT 297
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water front features
Lake
Water front
1
Amenities
pool
spa
clubhouse
fitness center
resort and lap pool
walking and biking trails
tennis courts
pickleball courts
bocce
Overlook Bar & Grill restaurant
Building Details
Year built
2017
Floors in Building
1
Number of units
2
Flooring type
Carpet, Tile
Building materials
Concrete Block, Stucco
Roof type
Tile
Architectural style
Other
Listing Agency:
William Raveis Real Estate
(239) 529-5451
Listed By:
Kristine Kiltz
(239) 293-6225
Added: Feb 21
Changed: Sep 2
Last Checked: Sep 4 at 8:06AM
MLS# 226007491
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 1,783-square-foot duplex villa, built in 2017, offers two bedrooms plus a den and an open interior layout. The residence includes a kitchen with wood cabinetry, glass backsplash, and quartz countertops, along with a coffered family room ceiling, crown molding, plantation shutters, and designer lighting. Porcelain tile extends through the main living areas, while the bedrooms feature carpet. A private heated pool and spa are positioned beside the screened lanai with a northeast-facing lake outlook.
The home is located within Isles of Collier Preserve, a development spanning more than 2,400 acres. Community amenities include an Old Florida-style clubhouse, health and performance fitness center, resort and lap pools, walking and biking trails along the Cypress Waterway, tennis and pickleball courts, bocce, and the private Overlook Bar & Grill restaurant.
The home is located within Isles of Collier Preserve, a development spanning more than 2,400 acres. Community amenities include an Old Florida-style clubhouse, health and performance fitness center, resort and lap pools, walking and biking trails along the Cypress Waterway, tennis and pickleball courts, bocce, and the private Overlook Bar & Grill restaurant.
Key Highlights
- 1,783‑square‑foot duplex villa built in 2017
- Two bedrooms plus a den in an open floor plan
- Private heated pool and spa with a northeast‑facing lake view
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
$26,339
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
3.40%
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%
$526,780
$526.8K
Cap Rate 7%
$376,271
$376.3K
Cap Rate 9%
$292,656
$292.7K
Market Conditions
NOI Build-Up for 1,783 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
$39.6K $22.20/SF
− Vacancy
−$2.0K −$1.10/SF
EGI
$37.6K $21.10/SF
− OpEx
−$11.3K −$6.33/SF
NOI
$26.3K $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%
$526,780
Cap Rate 7%
$376,271
Cap Rate 9%
$292,656
Alternative Uses
Best Use
Multifamily LT 5
$376.3K
$329.2K – $439.0K
NOI $26,339 @ 7.0% cap · market cap 3.40%
Second Best
Apartment 5plus
$345.8K
$302.6K – $403.5K
NOI $24,208 @ 7.0% cap · market cap 3.12%
Theoretical Best
Office A
$715.6K
$626.2K – $834.9K
NOI $50,092 @ 7.0% cap · market cap 6.46%
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
222
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 - Private heated pool and spa complement a screened lanai with lake views.
Where is this duplex located?
The property is located at 6931 Cay Ct 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: 1,783‑square‑foot duplex villa built in 2017; Two bedrooms plus a den in an open floor plan; Private heated pool and spa with a northeast‑facing lake view
