Duplex with Screened
For Sale
$550,000
11580 Dean St Unit 582, Bonita Springs, FL 34135
Two occupied units offer private laundry, separate electric metering, and fenced outdoor areas without HOA restrictions.
Property Size1,624 SF
Price / SF$338.67
Days on Market799
Property Features for 11580 Dean St Unit 582
General Information
Standard status
Active
Size
1,624 SF
Property subtype
Multi-Family
Occupancy
100%
Financials
Gross Income
$51,600
Average Monthly Rent
$2,150
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Building Details
Year Built
1978
Listing Agency:
Coldwell Banker Realty
(239) 231-5531
Listed By:
Egesta Bala, PA
Source:
Naplesareapropertysearch
Added: Jun 25, 2024
Changed: Aug 30
Last Checked: Aug 31 at 5:48PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 1978 duplex contains two 2-bedroom, 1-bath residences, each with its own living area, private laundry, separate electric meter, and tile or vinyl flooring. Tiled showers, screened lanais, and a divided fenced yard add practical features for occupants. The roof was replaced in 2019, newer A/C units were installed in 2022 and 2016, and both electrical panels have been updated.
Both residences are leased, with one term extending through March 2026 and the other through September 2026. The property has no HOA and no rental restrictions. It is positioned just off Imperial Parkway and Bonita Beach Road, with Downtown Bonita Springs, Riverside Park, area schools, and Gulf beaches within the surrounding area.
Both residences are leased, with one term extending through March 2026 and the other through September 2026. The property has no HOA and no rental restrictions. It is positioned just off Imperial Parkway and Bonita Beach Road, with Downtown Bonita Springs, Riverside Park, area schools, and Gulf beaches within the surrounding area.
Key Highlights
- Two 2‑bedroom, 1‑bath units
- Both sides currently leased through March 2026 and September 2026
- New roof installed in 2019; A/C units updated in 2022 and 2016
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
$21,496
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
3.91%
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%
$429,920
$429.9K
Cap Rate 7%
$307,086
$307.1K
Cap Rate 9%
$238,844
$238.8K
Market Conditions
NOI Build-Up for 1,624 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
$32.2K $19.80/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$30.7K $18.91/SF
− OpEx
−$9.2K −$5.67/SF
NOI
$21.5K $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%
$429,920
Cap Rate 7%
$307,086
Cap Rate 9%
$238,844
Alternative Uses
Best Use
Multifamily LT 5
$307.1K
$268.7K – $358.3K
NOI $21,496 @ 7.0% cap · market cap 3.91%
Second Best
Apartment 5plus
$284.6K
$249.0K – $332.0K
NOI $19,920 @ 7.0% cap · market cap 3.62%
Theoretical Best
Office A
$511.1K
$447.3K – $596.3K
NOI $35,780 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
421
Businesses Nearby
Explore this area
Business Placement
Demographics for 34135, FL
45,518
Population
30,904
Households
1.5
Avg Household Size
60
Median Age
39%
College-Educated
88%
High-School Grad
61.8 sq mi
ZIP Area
737
Density / Sq Mi
$86,731
Median Household Income
$37,952
Median Earnings
$1,790
Median Rent
$419,200
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 occupied units offer private laundry, separate electric metering, and fenced outdoor areas without HOA restrictions.
Where is this duplex located?
The property is located at 11580 Dean St Unit 582 Bonita Springs, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bath units; Both sides currently leased through March 2026 and September 2026; New roof installed in 2019; A/C units updated in 2022 and 2016
