Fenced Duplex
For Sale
$349,900
1410/ 1412 SE 8th Avenue, Cape Coral, FL 33990
RML-zoned duplex with central air, electric systems, and enclosed exterior space in Cape Coral.
Property Size2,050 SF
Days on Market184
Property Features for 1410/ 1412 SE 8th Avenue
General Information
Standard status
Active
Size
2,050 SF
Property subtype
Residential Income
Zoning
RML
Taxes and HOA fees
Annual Taxes
$5,359
Amenities
Central Air, Ceiling Fan(s), Electric
Central, Electric
Fenced
Duplex
Building Details
Building Size
2,050 SF
Year Built
1982
Listing Agency:
John R. Wood Properties
(239) 209-6611
Listed By:
Christina Porter · License #252000471
(239) 209-6611
Source:
Evrealestate
Added: Feb 26
Changed: Aug 29
Last Checked: Aug 29 at 5:57PM
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 John R. Wood Properties
Investment Insights
Based on property information with market context.
This duplex in Cape Coral was constructed in 1982 and includes central air, electric cooling, ceiling fans, and electric heating. The exterior is fenced, providing defined outdoor space around the building. The roof dates to 2013.
Located at 1410/1412 SE 8th Avenue, the property is within Lee County and carries RML zoning. The address provides a single duplex asset with separate street-facing unit numbers and a residential configuration suited to income-property ownership.
Located at 1410/1412 SE 8th Avenue, the property is within Lee County and carries RML zoning. The address provides a single duplex asset with separate street-facing unit numbers and a residential configuration suited to income-property ownership.
Key Highlights
- Duplex constructed in 1982
- RML zoning in Lee County
- Roof dates to 2013
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
$27,134
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
7.75%
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%
$542,680
$542.7K
Cap Rate 7%
$387,629
$387.6K
Cap Rate 9%
$301,489
$301.5K
Market Conditions
NOI Build-Up for 2,050 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
$40.6K $19.80/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$38.8K $18.91/SF
− OpEx
−$11.6K −$5.67/SF
NOI
$27.1K $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%
$542,680
Cap Rate 7%
$387,629
Cap Rate 9%
$301,489
Alternative Uses
Best Use
Multifamily LT 5
$387.6K
$339.2K – $452.2K
NOI $27,134 @ 7.0% cap · market cap 7.75%
Second Best
Apartment 5plus
$359.2K
$314.3K – $419.1K
NOI $25,146 @ 7.0% cap · market cap 7.19%
Theoretical Best
Office A
$531.9K
$465.4K – $620.6K
NOI $37,235 @ 7.0% cap · market cap 10.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
566
Businesses Nearby
Explore this area
Business Placement
Demographics for 33990, FL
32,717
Population
15,483
Households
2.1
Avg Household Size
47
Median Age
24%
College-Educated
89%
High-School Grad
9.3 sq mi
ZIP Area
3,518
Density / Sq Mi
$70,278
Median Household Income
$38,588
Median Earnings
$1,643
Median Rent
$330,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - RML-zoned duplex with central air, electric systems, and enclosed exterior space in Cape Coral.
Where is this duplex located?
The property is located at 1410/ 1412 SE 8th Avenue Cape Coral, FL.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Duplex constructed in 1982; RML zoning in Lee County; Roof dates to 2013
