New-Construction
New
For Sale
$799,999
11319 Tangerine Dr, Bonita Springs, FL 34135
Pre-construction duplex with two private residences, modern layouts, and covered patios near Bonita Beach Road and Imperial Parkway.
Property Size3,050 SF
Price / SF$262.29
Days on Market2
Property Features for 11319 Tangerine Dr
General Information
Standard status
Active
Size
3,050 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2027
Buildings
1
Listing Agency:
Palm Paradise Realty Group
(239) 955-7256
Listed By:
Medway Realty
(941) 375-2456
Source:
Movetosarasotafl
Added: Sep 11
Last Checked: Sep 12 at 7:14AM
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 Palm Paradise Realty Group
Investment Insights
Based on property information with market context.
Planned as one duplex building, the property will contain two separate residences with approximately 1,525 square feet under air per unit and 3,050 square feet combined. Each three-bedroom, two-bath home is designed with a private entry, open living and dining areas, a kitchen with center island and pantry, a primary suite with walk-in closet, two additional bedrooms, private laundry, and a covered rear patio. Split-bedroom layouts, 10-foot ceilings, 11-foot coffers, and electric water heaters are included in the planned design.
The property is positioned near Bonita Beach Road and Imperial Parkway, with access to I-75, shopping, dining, employment centers, and Southwest Florida beaches. Construction is identified for 2027, and the residences are intended for long-term rental use. Plans, finishes, specifications, dimensions, and completion timing remain subject to final construction documents and the executed purchase agreement.
The property is positioned near Bonita Beach Road and Imperial Parkway, with access to I-75, shopping, dining, employment centers, and Southwest Florida beaches. Construction is identified for 2027, and the residences are intended for long-term rental use. Plans, finishes, specifications, dimensions, and completion timing remain subject to final construction documents and the executed purchase agreement.
Key Highlights
- One duplex building with two separate 3‑bedroom, 2‑bath residences
- Approximately 3,050 square feet under air combined
- Each residence includes approximately 1,525 square feet under air and 1,583 square feet under roof
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
$40,371
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
5.05%
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%
$807,420
$807.4K
Cap Rate 7%
$576,729
$576.7K
Cap Rate 9%
$448,567
$448.6K
Market Conditions
NOI Build-Up for 3,050 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
$60.4K $19.80/SF
− Vacancy
−$2.7K −$0.89/SF
EGI
$57.7K $18.91/SF
− OpEx
−$17.3K −$5.67/SF
NOI
$40.4K $13.24/SF
Area
Lee County, 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%
$807,420
Cap Rate 7%
$576,729
Cap Rate 9%
$448,567
Alternative Uses
Best Use
Multifamily LT 5
$576.7K
$504.6K – $672.9K
NOI $40,371 @ 7.0% cap · market cap 5.05%
Second Best
Apartment 5plus
$534.5K
$467.7K – $623.5K
NOI $37,412 @ 7.0% cap · market cap 4.68%
Theoretical Best
Office A
$960.0K
$840.0K – $1.12M
NOI $67,198 @ 7.0% cap · market cap 8.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
Explore this area
Business Placement
Demographics for 34135, FL
45,518
Population
30,904
Households
1.5
Avg Household Size
60
Median Age
39%
College-Educated
88%
High-School Grad
61.8 sq mi
ZIP Area
737
Density / Sq Mi
$86,731
Median Household Income
$37,952
Median Earnings
$1,790
Median Rent
$419,200
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 - Pre-construction duplex with two private residences, modern layouts, and covered patios near Bonita Beach Road and Imperial Parkway.
Where is this duplex located?
The property is located at 11319 Tangerine Dr Bonita Springs, FL.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: One duplex building with two separate 3‑bedroom, 2‑bath residences; Approximately 3,050 square feet under air combined; Each residence includes approximately 1,525 square feet under air and 1,583 square feet under roof
