New-Build Duplex with Open
For Sale
$649,000
15335 Wall Dr Unit 337, Fort Myers, FL 33908
Two-unit property with modern kitchens, spacious bedrooms, and durable porcelain tile flooring throughout.
Property Size3,383 SF
Price / SF$191.84
Days on Market9
Property Features for 15335 Wall Dr Unit 337
General Information
Standard status
Active
Size
3,383 SF
Property subtype
Multi-Family
Building Details
Year Built
2025
Listing Agency:
Magnus Brothers Realty LL
(786) 768-6672
Listed By:
Mariela Fajardo · License #279604050
Source:
Swfloridarealestate
Added: Aug 21
Changed: Aug 28
Last Checked: Aug 29 at 12:08PM
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 Magnus Brothers Realty LL
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains 3,383 square feet with a combined layout of 8 bedrooms and 6 bathrooms. Both units feature open-concept interiors, modern kitchens, generously sized bedrooms, and 24-by-24-inch porcelain tile flooring throughout. The configuration supports both short-term rental and long-term leasing uses as described for the property.
The property is approximately 10 minutes from Sanibel Island and Fort Myers Beach. Additional surrounding conveniences identified for the location include shopping, restaurants, entertainment, hospitals, and major roadways.
The property is approximately 10 minutes from Sanibel Island and Fort Myers Beach. Additional surrounding conveniences identified for the location include shopping, restaurants, entertainment, hospitals, and major roadways.
Key Highlights
- Duplex completed in 2025
- 3,383 square feet with 8 bedrooms and 6 bathrooms
- Both units offer open‑concept floor plans and modern kitchens
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
$44,778
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
6.90%
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%
$895,560
$895.6K
Cap Rate 7%
$639,686
$639.7K
Cap Rate 9%
$497,533
$497.5K
Market Conditions
NOI Build-Up for 3,383 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
$67.0K $19.80/SF
− Vacancy
−$3.0K −$0.89/SF
EGI
$64.0K $18.91/SF
− OpEx
−$19.2K −$5.67/SF
NOI
$44.8K $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%
$895,560
Cap Rate 7%
$639,686
Cap Rate 9%
$497,533
Alternative Uses
Best Use
Multifamily LT 5
$639.7K
$559.7K – $746.3K
NOI $44,778 @ 7.0% cap · market cap 6.90%
Second Best
Apartment 5plus
$592.8K
$518.7K – $691.6K
NOI $41,497 @ 7.0% cap · market cap 6.39%
Theoretical Best
Office A
$1.06M
$931.7K – $1.24M
NOI $74,534 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
221
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with modern kitchens, spacious bedrooms, and durable porcelain tile flooring throughout.
Where is this duplex located?
The property is located at 15335 Wall Dr Unit 337 Fort Myers, FL.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Duplex completed in 2025; 3,383 square feet with 8 bedrooms and 6 bathrooms; Both units offer open‑concept floor plans and modern kitchens
