Well-Maintained Triplex with
For Sale
$499,900
7582-7586 Carrier Rd, Fort Myers, FL 33967
Fully occupied triplex on a large corner lot with private lanais for each unit.
Property Size2,538 SF
Days on Market74
Property Features for 7582-7586 Carrier Rd
General Information
Standard status
Active
Size
2,538 SF
Property subtype
Investment
Occupancy
100%
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$5,725
Building Details
Building Size
2,538 SF
Year Built
1981
Year Renovated
2014
Units
3
Tenancy
Multi
Listing Agency:
Bay Vision Realty
(863) 843-2026
Listed By:
Allen Wasko · License #258015846
(863) 843-2026
Source:
Elliman
Added: Jun 3
Changed: Aug 9
Last Checked: Aug 14 at 11:40AM
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 Bay Vision Realty
Investment Insights
Based on property information with market context.
This well-maintained triplex is currently fully occupied and configured as three separate units, with each unit offering its own private lanai. The exterior has been recently refreshed with a full exterior paint job, new wood trim around windows and doors, and stucco repairs completed for the new owner. The roof was installed in 2014 and is reported to be in great shape, supporting confidence in the property’s core exterior systems.
The property sits on a large corner lot at 7582–7586 Carrier Rd in Fort Myers (San Carlos Park area). WalkScore is listed as 16 (car-dependent) and BikeScore is 40 (somewhat bikeable), which may align well with tenants who rely primarily on vehicle access.
For investors or owner-operators seeking an income property with established occupancy, this triplex offers a straightforward, maintainable setup with three distinct living spaces and outdoor comfort via the attached lanais. The recent exterior work and roof age provide a practical foundation for ongoing property management and continued tenant experience.
The property sits on a large corner lot at 7582–7586 Carrier Rd in Fort Myers (San Carlos Park area). WalkScore is listed as 16 (car-dependent) and BikeScore is 40 (somewhat bikeable), which may align well with tenants who rely primarily on vehicle access.
For investors or owner-operators seeking an income property with established occupancy, this triplex offers a straightforward, maintainable setup with three distinct living spaces and outdoor comfort via the attached lanais. The recent exterior work and roof age provide a practical foundation for ongoing property management and continued tenant experience.
Key Highlights
- Fully occupied 3‑unit triplex in San Carlos Park
- Each unit has its own lanai
- Large corner lot
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
$33,594
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
6.72%
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%
$671,880
$671.9K
Cap Rate 7%
$479,914
$479.9K
Cap Rate 9%
$373,267
$373.3K
Market Conditions
NOI Build-Up for 2,538 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
$50.3K $19.80/SF
− Vacancy
−$2.3K −$0.89/SF
EGI
$48.0K $18.91/SF
− OpEx
−$14.4K −$5.67/SF
NOI
$33.6K $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%
$671,880
Cap Rate 7%
$479,914
Cap Rate 9%
$373,267
Alternative Uses
Best Use
Multifamily LT 5
$479.9K
$419.9K – $559.9K
NOI $33,594 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$444.7K
$389.2K – $518.9K
NOI $31,132 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$798.8K
$699.0K – $932.0K
NOI $55,917 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
473
Businesses Nearby
Explore this area
Business Placement
Demographics for 33967, FL
28,174
Population
11,685
Households
2.4
Avg Household Size
35
Median Age
36%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,707
Density / Sq Mi
$84,787
Median Household Income
$48,792
Median Earnings
$1,695
Median Rent
$321,800
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?
Triplex - Fully occupied triplex on a large corner lot with private lanais for each unit.
Where is this triplex located?
The property is located at 7582-7586 Carrier Rd Fort Myers, FL.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Fully occupied 3‑unit triplex in San Carlos Park; Each unit has its own lanai; Large corner lot
