New 2-Unit
For Sale
$525,000
1045/1047 Se 11th Ter, Cape Coral, FL 33990
Fully leased residences feature three bedrooms, two baths, private lanais, attached garages, and individual water and electric meters.
Property Size2,500 SF
Price / SF$210
Days on Market41
Property Features for 1045/1047 Se 11th Ter
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
John R Wood Properties
(239) 404-5154
Listed By:
Nico Paredes · License #N622346
Source:
Naplespropertyguide
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 29 at 10:34AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of John R Wood Properties
Investment Insights
Based on property information with market context.
Constructed in 2026, this duplex contains two residences with approximately 1,300 square feet of living space per unit. Each side includes three bedrooms, two bathrooms, a private open lanai, a one-car garage, guest parking, and separate water and electric meters. Both residences are fully leased.
Interior finishes include luxury plank tile, granite kitchen countertops, stainless steel appliances, extensive cabinetry, cathedral ceilings, and laundry within each residence. Primary suites provide private bathrooms with showers and double vanities, while the additional bedrooms include large closets. The roof, air-conditioning systems, water heaters, and appliances are new.
The property occupies a corner lot at 1045/1047 SE 11th Ter in Cape Coral. It is located less than 15 minutes from downtown Cape Coral and Matlacha, with downtown Fort Myers less than a 20-minute drive away.
Interior finishes include luxury plank tile, granite kitchen countertops, stainless steel appliances, extensive cabinetry, cathedral ceilings, and laundry within each residence. Primary suites provide private bathrooms with showers and double vanities, while the additional bedrooms include large closets. The roof, air-conditioning systems, water heaters, and appliances are new.
The property occupies a corner lot at 1045/1047 SE 11th Ter in Cape Coral. It is located less than 15 minutes from downtown Cape Coral and Matlacha, with downtown Fort Myers less than a 20-minute drive away.
Key Highlights
- Two‑unit duplex constructed in 2026
- Each unit offers 3 bedrooms and 2 bathrooms
- Nearly 1,300 Sq Ft. living space per unit
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
$33,091
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
6.30%
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%
$661,820
$661.8K
Cap Rate 7%
$472,729
$472.7K
Cap Rate 9%
$367,678
$367.7K
Market Conditions
NOI Build-Up for 2,500 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
$49.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$47.3K $18.91/SF
− OpEx
−$14.2K −$5.67/SF
NOI
$33.1K $13.24/SF
Area
Cape Coral, 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%
$661,820
Cap Rate 7%
$472,729
Cap Rate 9%
$367,678
Alternative Uses
Best Use
Multifamily LT 5
$472.7K
$413.6K – $551.5K
NOI $33,091 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 5.84%
Theoretical Best
Office A
$648.7K
$567.6K – $756.8K
NOI $45,408 @ 7.0% cap · market cap 8.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,606
Businesses Nearby
Explore this area
Business Placement
Demographics for 33990, FL
32,717
Population
15,483
Households
2.1
Avg Household Size
47
Median Age
24%
College-Educated
89%
High-School Grad
9.3 sq mi
ZIP Area
3,518
Density / Sq Mi
$70,278
Median Household Income
$38,588
Median Earnings
$1,643
Median Rent
$330,500
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 - Fully leased residences feature three bedrooms, two baths, private lanais, attached garages, and individual water and electric meters.
Where is this duplex located?
The property is located at 1045/1047 Se 11th Ter Cape Coral, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two‑unit duplex constructed in 2026; Each unit offers 3 bedrooms and 2 bathrooms; Nearly 1,300 Sq Ft. living space per unit
