New Construction
New
For Sale
$482,999
1269 Bacon AVE, Fort Myers, FL 33913
Two complete residences feature private garages, contemporary finishes, and no HOA restrictions.
Property Size2,451 SF
Days on Market4
Property Features for 1269 Bacon AVE
General Information
Standard status
Active
Size
2,451 SF
Total Parking Spaces
2
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$510
Amenities
fully fenced
stainless steel appliances
LED lighting
modern countertops
Building Details
Building Size
2,451 SF
Year Built
2026
Buildings
1
Listing Agency:
Luxe Properties LLC
Listed By:
Adelah Ferreira · License #N641104
(754) 207-2648
Source:
Kwelevate
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 5 at 8:44AM
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 Luxe Properties LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this 2,451 SF duplex contains two complete three-bedroom, two-bath residences. Each unit has a one-car garage, an open living layout, modern countertops, stainless steel appliances, LED lighting, and contemporary interior finishes. The property is fully fenced and has no HOA. Both sides are ready for occupancy or leasing, providing a two-unit configuration in one building.
The property is located at 1269 Bacon Ave in Fort Myers, near State Road 82. The location provides access to Fort Myers, shopping, dining, and major commuter routes. Its residential layout and separate garages support flexible owner-occupancy or rental use, subject to applicable requirements.
The property is located at 1269 Bacon Ave in Fort Myers, near State Road 82. The location provides access to Fort Myers, shopping, dining, and major commuter routes. Its residential layout and separate garages support flexible owner-occupancy or rental use, subject to applicable requirements.
Key Highlights
- Two complete 3‑bedroom, 2‑bath units
- 2,451 SF duplex completed in 2026
- Each unit includes a one‑car garage
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
$32,442
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%
$648,840
$648.8K
Cap Rate 7%
$463,457
$463.5K
Cap Rate 9%
$360,467
$360.5K
Market Conditions
NOI Build-Up for 2,451 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
$48.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$46.3K $18.91/SF
− OpEx
−$13.9K −$5.67/SF
NOI
$32.4K $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%
$648,840
Cap Rate 7%
$463,457
Cap Rate 9%
$360,467
Alternative Uses
Best Use
Multifamily LT 5
$463.5K
$405.5K – $540.7K
NOI $32,442 @ 7.0% cap · market cap 6.72%
Second Best
Apartment 5plus
$429.5K
$375.8K – $501.1K
NOI $30,065 @ 7.0% cap · market cap 6.22%
Theoretical Best
Office A
$771.4K
$675.0K – $900.0K
NOI $54,000 @ 7.0% cap · market cap 11.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 33913, FL
28,216
Population
16,026
Households
1.8
Avg Household Size
54
Median Age
47%
College-Educated
95%
High-School Grad
101.0 sq mi
ZIP Area
279
Density / Sq Mi
$106,925
Median Household Income
$54,341
Median Earnings
$1,914
Median Rent
$439,200
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 - Two complete residences feature private garages, contemporary finishes, and no HOA restrictions.
Where is this duplex located?
The property is located at 1269 Bacon AVE Fort Myers, FL.
What is the asking price?
The asking price for this property is $482,999.
What are key features of this property?
This property features: Two complete 3‑bedroom, 2‑bath units; 2,451 SF duplex completed in 2026; Each unit includes a one‑car garage
