Duplex with Screened
For Sale
$419,900
7859 Sanctuary Cir, Naples, FL 34104
Residential, 1 Story/Ranch, Duplex, End-Unit, NAPLES, FL
Property Size1,742 SF
Price / SF$241.04
Days on Market124
Property Features for 7859 Sanctuary Cir
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Den, Bathroom 2, Bathroom 1, Bedroom 2, Laundry Room
Parking
2
Parking features
Driveway
Window features
Window Coverings
Patio and Porch features
Porch
Interior features
Pantry, Smoke Detectors, Tray Ceiling(s), Walk-In Closet(s), Window Coverings
Exterior features
Screened Lanai/Porch
Appliances
Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator/Freezer, Washer
Subdivision
THE SANCTUARY
Lot features
Zero Lot Line, Zero Lot Line
Standard status
Active
APN
71876004081
Size
1,742 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SANCTUARY AT BLUE HERON, THE A CONDOMINIUM BLDG 102-02
Tax Annual Amount
2662
HOA Fee
$8,228 Annually
Legal Description
SANCTUARY AT BLUE HERON, THE A CONDOMINIUM BLDG 102-02
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric, Ceiling Fan(s)
Amenities
clubhouse
fitness center
pool
tennis courts
pickleball courts
library
Building Details
Year built
2003
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Concrete Block, Stucco
Roof type
Tile
Architectural style
Ranch
Listing Agency:
EXIT Realty of Naples
(239) 331-5656
Listed By:
William Haas, III · License #3420833
(954) 496-1878
Added: May 11
Changed: Sep 6
Last Checked: Sep 11 at 1:06AM
MLS# 226018807
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 1,742-square-foot ranch-style duplex, built in 2003, offers three bedrooms, two bathrooms, and a two-car garage. The interior combines an open main living area with tile flooring, luxury vinyl in the bedrooms, tray ceilings, and oversized sliding glass doors. A primary suite includes a sitting area, two walk-in closets, and a walk-in shower, while the den can serve as an office, media room, hobby area, or guest space. The kitchen includes a range, refrigerator/freezer, microwave, dishwasher, disposal, and pantry.
Outdoor living centers on a private screened lanai overlooking landscaped grounds. Impact windows and a tile roof 4 years old add to the property's physical features. Quarterly association dues cover exterior maintenance, roof, water, sewer, exterior insurance, landscaping, cable, internet, gated entry, and clubhouse amenities. Community facilities include a clubhouse, fitness center, heated/chilled pool, tennis courts, pickleball courts, library, and social activities.
Outdoor living centers on a private screened lanai overlooking landscaped grounds. Impact windows and a tile roof 4 years old add to the property's physical features. Quarterly association dues cover exterior maintenance, roof, water, sewer, exterior insurance, landscaping, cable, internet, gated entry, and clubhouse amenities. Community facilities include a clubhouse, fitness center, heated/chilled pool, tennis courts, pickleball courts, library, and social activities.
Key Highlights
- 1,742 square feet with 3 bedrooms and 2 bathrooms
- Two‑car garage plus driveway parking
- Private screened lanai overlooking landscaped grounds
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
$25,733
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
6.13%
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%
$514,660
$514.7K
Cap Rate 7%
$367,614
$367.6K
Cap Rate 9%
$285,922
$285.9K
Market Conditions
NOI Build-Up for 1,742 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
$38.7K $22.20/SF
− Vacancy
−$1.9K −$1.10/SF
EGI
$36.8K $21.10/SF
− OpEx
−$11.0K −$6.33/SF
NOI
$25.7K $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%
$514,660
Cap Rate 7%
$367,614
Cap Rate 9%
$285,922
Alternative Uses
Best Use
Multifamily LT 5
$367.6K
$321.7K – $428.9K
NOI $25,733 @ 7.0% cap · market cap 6.13%
Second Best
Apartment 5plus
$337.9K
$295.7K – $394.2K
NOI $23,652 @ 7.0% cap · market cap 5.63%
Theoretical Best
Office A
$699.1K
$611.8K – $815.7K
NOI $48,940 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
142
Businesses Nearby
Explore this area
Business Placement
Demographics for 34104, FL
25,485
Population
16,062
Households
1.6
Avg Household Size
53
Median Age
33%
College-Educated
91%
High-School Grad
9.9 sq mi
ZIP Area
2,574
Density / Sq Mi
$70,301
Median Household Income
$40,680
Median Earnings
$1,742
Median Rent
$348,600
Median Home Value
Check the figures for this property
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 - Ranch-style residence with open living areas, flexible den, impact windows, and access to extensive community amenities.
Where is this duplex located?
The property is located at 7859 Sanctuary Cir Naples, FL.
What is the asking price?
The asking price for this property is $419,900.
What are key features of this property?
This property features: 1,742 square feet with 3 bedrooms and 2 bathrooms; Two‑car garage plus driveway parking; Private screened lanai overlooking landscaped grounds
