New Construction
For Sale
$525,000
1045 1045/1047 Se 11th Ter, Cape Coral, FL 33990
Each residence combines private outdoor space, garage access, in-unit laundry, and individually metered utilities.
Property Size2,500 SF
Price / SF$210
Days on Market18
Property Features for 1045 1045/1047 Se 11th Ter
General Information
Standard status
Active
Size
2,500 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Amenities
open lanai
laundry in residence
ceiling fans
granite counters
stainless steel appliances
Building Details
Year Built
2026
Buildings
1
Listing Agency:
John R Wood Properties
(239) 404-5154
Listed By:
Nico Paredes · License #N622346
Source:
Swfloridarealestate
Added: Aug 14
Changed: Aug 30
Last Checked: Aug 30 at 7:45PM
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.
Completed in 2026, this Cape Coral duplex contains two separate residences, each with three bedrooms, two bathrooms, and nearly 1,300 square feet of living space. Both units include a one-car garage, open lanai, in-residence laundry, individual water and electric meters, and guest parking. Interior features include luxury plank tile, granite kitchen countertops, stainless steel appliances, abundant cabinetry, cathedral ceilings, and primary suites with private baths and double vanities. The property also includes a new roof, air-conditioning systems, water heaters, and appliances.
Positioned on a corner lot with city water and city sewer, the property is located less than 15 minutes from downtown Cape Coral and Matlacha, with downtown Fort Myers less than a 20-minute drive away. Its two-home configuration supports owner occupancy in one unit while leasing the other, or use as a fully rented duplex.
Positioned on a corner lot with city water and city sewer, the property is located less than 15 minutes from downtown Cape Coral and Matlacha, with downtown Fort Myers less than a 20-minute drive away. Its two-home configuration supports owner occupancy in one unit while leasing the other, or use as a fully rented duplex.
Key Highlights
- Two‑unit layout with 3 bedrooms and 2 bathrooms per residence
- Nearly 1,300 square feet of living space in each unit
- One‑car garage, open lanai, laundry, and separate utility meters 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
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Each residence combines private outdoor space, garage access, in-unit laundry, and individually metered utilities.
Where is this duplex located?
The property is located at 1045 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 layout with 3 bedrooms and 2 bathrooms per residence; Nearly 1,300 square feet of living space in each unit; One‑car garage, open lanai, laundry, and separate utility meters per unit
