Renovated Two-Bedroom
For Sale
$125,000
17656 Village Inlet Ct, Fort Myers, FL 33908
Open-concept townhome with refreshed interiors, landscaped grounds, and an irrigation system.
Property Size900 SF
Price / SF$138.89
Days on Market24
Property Features for 17656 Village Inlet Ct
General Information
Standard status
Active
Size
900 SF
Property subtype
Multi-Family
Amenities
high ceilings
open-concept floor plan
luxury vinyl flooring
chef-inspired kitchen
quartz countertops
island
spa-like bathrooms
new roof
landscaping
irrigation system
Building Details
Year Built
1986
Listing Agency:
Flat Fee MLS Realty
Listed By:
Stephen Hachey · License #3389117
(813) 642-6030
Source:
Swfloridarealestate
Added: Aug 10
Changed: Aug 29
Last Checked: Sep 1 at 9:09PM
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 Flat Fee MLS Realty
Investment Insights
Based on property information with market context.
This 900-square-foot townhome, built in 1986, combines an elevated concrete block foundation with a substantially refreshed interior. The layout includes two bedrooms, two renovated bathrooms, high ceilings, and an open central living area. Luxury vinyl flooring extends throughout, while the kitchen features quartz countertops and a large island with seating for four or more.
Exterior improvements include a new roof, landscaped yard, and recently installed irrigation system. The property is located at 17656 Village Inlet Ct in Fort Myers, Florida. Seller financing is available for the transaction.
Exterior improvements include a new roof, landscaped yard, and recently installed irrigation system. The property is located at 17656 Village Inlet Ct in Fort Myers, Florida. Seller financing is available for the transaction.
Key Highlights
- 900‑square‑foot townhome built in 1986
- Two bedrooms and two fully renovated bathrooms
- Quartz kitchen countertops with island seating for four or more
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
$11,040
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
8.83%
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%
$220,800
$220.8K
Cap Rate 7%
$157,714
$157.7K
Cap Rate 9%
$122,667
$122.7K
Market Conditions
NOI Build-Up for 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
$21.0K $23.28/SF
− Vacancy
−$880 −$0.98/SF
EGI
$20.1K $22.30/SF
− OpEx
−$9.0K −$10.04/SF
NOI
$11.0K $12.27/SF
Area
Lee County, FL
Vacancy
4.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$220,800
Cap Rate 7%
$157,714
Cap Rate 9%
$122,667
Alternative Uses
Best Use
Apartment 5plus
$157.7K
$138.0K – $184.0K
NOI $11,040 @ 7.0% cap · market cap 8.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$283.3K
$247.9K – $330.5K
NOI $19,829 @ 7.0% cap · market cap 15.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
75
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?
Multifamily property - Open-concept townhome with refreshed interiors, landscaped grounds, and an irrigation system.
Where is this multifamily property located?
The property is located at 17656 Village Inlet Ct Fort Myers, FL.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: 900‑square‑foot townhome built in 1986; Two bedrooms and two fully renovated bathrooms; Quartz kitchen countertops with island seating for four or more
