Two-Unit Duplex with Renovated
For Sale
$390,000
16910 -16912 Juanita Ave, Fort Myers, FL 33908
Two-level property with fenced grounds, updated roofing, and kitchen appliances included in both units.
Property Size1,900 SF
Price / SF$205.26
Days on Market48
Property Features for 16910 -16912 Juanita Ave
General Information
Standard status
Active
Size
1,900 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Gross Income
$33,600
Amenities
fenced yard
Building Details
Year Built
1966
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Savvy Avenue, LLC
(888) 490-1268
Listed By:
Moe Mossa · License #496503916
Source:
Swfloridarealestate
Added: Jul 13
Changed: Aug 28
Last Checked: Aug 29 at 12:35PM
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 Savvy Avenue, LLC
Investment Insights
Based on property information with market context.
This 1,900-square-foot duplex contains two residential units arranged across two levels. Each unit provides 2 bedrooms, 1 bathroom, and an open-concept arrangement connecting the living room, dining area, and kitchen. The lower unit has been recently renovated with new tile flooring, while ranges and refrigerators are included. The elevated structure sits 3 feet above grade and is enclosed by a full fence.
The property occupies an oversized lot near Fort Myers Beach and Sanibel, with shopping nearby. The roof was replaced in 2023, and several windows have been updated. Both units are currently tenant-occupied, providing an existing residential configuration for an owner or investor.
The property occupies an oversized lot near Fort Myers Beach and Sanibel, with shopping nearby. The roof was replaced in 2023, and several windows have been updated. Both units are currently tenant-occupied, providing an existing residential configuration for an owner or investor.
Key Highlights
- Two‑level duplex with 2 bedrooms and 1 bathroom in each unit
- 1,900 SF property on an oversized lot
- Lower unit recently renovated with new tile flooring
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
$25,149
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
6.45%
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%
$502,980
$503.0K
Cap Rate 7%
$359,271
$359.3K
Cap Rate 9%
$279,433
$279.4K
Market Conditions
NOI Build-Up for 1,900 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
$37.6K $19.80/SF
− Vacancy
−$1.7K −$0.89/SF
EGI
$35.9K $18.91/SF
− OpEx
−$10.8K −$5.67/SF
NOI
$25.1K $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%
$502,980
Cap Rate 7%
$359,271
Cap Rate 9%
$279,433
Alternative Uses
Best Use
Multifamily LT 5
$359.3K
$314.4K – $419.2K
NOI $25,149 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$332.9K
$291.3K – $388.4K
NOI $23,306 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$598.0K
$523.3K – $697.7K
NOI $41,861 @ 7.0% cap · market cap 10.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
521
Businesses Nearby
Explore this area
Business Placement
Demographics for 33908, FL
43,110
Population
32,067
Households
1.3
Avg Household Size
63
Median Age
44%
College-Educated
96%
High-School Grad
34.2 sq mi
ZIP Area
1,261
Density / Sq Mi
$74,711
Median Household Income
$50,063
Median Earnings
$1,829
Median Rent
$346,200
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-level property with fenced grounds, updated roofing, and kitchen appliances included in both units.
Where is this duplex located?
The property is located at 16910 -16912 Juanita Ave Fort Myers, FL.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Two‑level duplex with 2 bedrooms and 1 bathroom in each unit; 1,900 SF property on an oversized lot; Lower unit recently renovated with new tile flooring
