Duplex with Shared Screened
For Sale
$458,500
4530 SW 7th Pl A+b, Cape Coral, FL 33914
Two matching residences offer private laundry and access to a shared screened pool.
Property Size1,780 SF
Price / SF$257.58
Days on Market27
Property Features for 4530 SW 7th Pl A+b
General Information
Standard status
Active
Size
1,780 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
shared pool
screened-in lanai
private laundry
Building Details
Year Built
1981
Buildings
1
Listing Agency:
Cornerstone Coastal Properties
(239) 628-7439
Listed By:
Nicole Pistone · License #258023882
Source:
Swfloridarealestate
Added: Aug 4
Changed: Aug 28
Last Checked: Aug 25 at 5:32AM
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 Cornerstone Coastal Properties
Investment Insights
Based on property information with market context.
Built in 1981, this duplex contains two 2-bedroom, 2-bath residences with matching layouts. Each unit includes an open living area, kitchen, bedrooms, and private laundry, creating a consistent configuration across the property. The design supports separate household use while maintaining a shared outdoor amenity.
Both residences connect to a screened pool and expansive screened lanai. The enclosed outdoor area provides space for recreation and gathering, while the backyard offers a private setting. The property is located in Cape Coral, Florida, near shopping, dining, schools, and other local amenities.
Both residences connect to a screened pool and expansive screened lanai. The enclosed outdoor area provides space for recreation and gathering, while the backyard offers a private setting. The property is located in Cape Coral, Florida, near shopping, dining, schools, and other local amenities.
Key Highlights
- Two 2‑bedroom, 2‑bath units with matching floorplans
- Shared screened pool with a large screened lanai
- Private laundry provided in each residence
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
$23,561
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
5.14%
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%
$471,220
$471.2K
Cap Rate 7%
$336,586
$336.6K
Cap Rate 9%
$261,789
$261.8K
Market Conditions
NOI Build-Up for 1,780 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
$35.2K $19.80/SF
− Vacancy
−$1.6K −$0.89/SF
EGI
$33.7K $18.91/SF
− OpEx
−$10.1K −$5.67/SF
NOI
$23.6K $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%
$471,220
Cap Rate 7%
$336,586
Cap Rate 9%
$261,789
Alternative Uses
Best Use
Multifamily LT 5
$336.6K
$294.5K – $392.7K
NOI $23,561 @ 7.0% cap · market cap 5.14%
Second Best
Apartment 5plus
$311.9K
$272.9K – $363.9K
NOI $21,834 @ 7.0% cap · market cap 4.76%
Theoretical Best
Office A
$461.9K
$404.1K – $538.8K
NOI $32,330 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
Explore this area
Business Placement
Demographics for 33914, FL
42,222
Population
22,936
Households
1.8
Avg Household Size
52
Median Age
28%
College-Educated
95%
High-School Grad
22.4 sq mi
ZIP Area
1,885
Density / Sq Mi
$75,557
Median Household Income
$41,672
Median Earnings
$1,714
Median Rent
$408,800
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?
Duplex - Two matching residences offer private laundry and access to a shared screened pool.
Where is this duplex located?
The property is located at 4530 SW 7th Pl A+b Cape Coral, FL.
What is the asking price?
The asking price for this property is $458,500.
What are key features of this property?
This property features: Two 2‑bedroom, 2‑bath units with matching floorplans; Shared screened pool with a large screened lanai; Private laundry provided in each residence
