End-Unit Residential Income
For Sale
$235,000
163 Bristol Ln, Naples, FL 34112
Residential, Duplex, End-Unit, NAPLES, FL
Property Size1,181 SF
Price / SF$198.98
Days on Market81
Property Features for 163 Bristol Ln
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Laundry Room, Den, Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Parking
1
Parking features
Guest, Assigned, Driveway
Window features
Window Coverings
Pets allowed
Yes
Interior features
Pantry, Pull Down Stairs, Walk-In Closet(s), Window Coverings
Appliances
Dishwasher, Microwave, Range, Refrigerator/Freezer, Washer, Water Treatment Owned
Subdivision
BRISTOL SQUARE
Standard status
Active
APN
24780600007
Size
1,181 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
BRISTOL SQUARE CONDOMINIUM BLDG D-201
Tax Annual Amount
1462
HOA Fee
$10,278 Annually
Legal Description
BRISTOL SQUARE CONDOMINIUM BLDG D-201
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Amenities
heated community pool
clubhouse
tennis court
pickleball court
walking/exercise path
dog walking paths
Building Details
Year built
1986
Floors in Building
2
Number of units
4
Flooring type
Carpet, Tile
Building materials
Poured Concrete, Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Downing Frye Realty Inc.
(239) 261-2244
Listed By:
Missy Shumake
(239) 572-4546
Added: Jun 16
Changed: Sep 2
Last Checked: Sep 4 at 3:06AM
MLS# 226022563
Copyright © 2026 Naples Area Board of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,181-square-foot end-unit residential income property was built in 1986 and includes two bedrooms, two bathrooms, a den, and an interior laundry room. The residence has updated kitchen and bath areas, a pantry, walk-in closet, custom storage, and tile and carpet flooring. A private garage with an additional storage room is complemented by an extended driveway and assigned and guest parking. Hurricane-impact windows and a new 2026 AC unit under a 10-year warranty add to the property’s recent improvements.
The property is located in Naples near Kings Lake Center, a one-mile walking and exercise path, community tennis and pickleball courts, and a heated pool and clubhouse. Shopping is accessible by walking or biking, while 5th Ave restaurants and the beach are a few miles away. Rentals are permitted with a 30-day minimum, up to 12 times per year. HOA services include insurance, landscaping, water, pest control, management, cable, and wireless internet.
The property is located in Naples near Kings Lake Center, a one-mile walking and exercise path, community tennis and pickleball courts, and a heated pool and clubhouse. Shopping is accessible by walking or biking, while 5th Ave restaurants and the beach are a few miles away. Rentals are permitted with a 30-day minimum, up to 12 times per year. HOA services include insurance, landscaping, water, pest control, management, cable, and wireless internet.
Key Highlights
- 1,181‑square‑foot end unit with two bedrooms, two bathrooms, and a den
- Private garage with extra storage room plus an extended driveway
- New 2026 AC unit covered by a 10‑year warranty
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
$16,035
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
6.82%
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%
$320,700
$320.7K
Cap Rate 7%
$229,071
$229.1K
Cap Rate 9%
$178,167
$178.2K
Market Conditions
NOI Build-Up for 1,181 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
$30.8K $26.04/SF
− Vacancy
−$1.6K −$1.35/SF
EGI
$29.2K $24.69/SF
− OpEx
−$13.1K −$11.11/SF
NOI
$16.0K $13.58/SF
Area
Collier County, FL
Vacancy
5.20%
Lease Rate
$26.04 /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%
$320,700
Cap Rate 7%
$229,071
Cap Rate 9%
$178,167
Alternative Uses
Best Use
Apartment 5plus
$229.1K
$200.4K – $267.3K
NOI $16,035 @ 7.0% cap · market cap 6.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$474.0K
$414.7K – $553.0K
NOI $33,179 @ 7.0% cap · market cap 14.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
288
Businesses Nearby
Explore this area
Business Placement
Demographics for 34112, FL
26,625
Population
20,626
Households
1.3
Avg Household Size
60
Median Age
35%
College-Educated
91%
High-School Grad
14.8 sq mi
ZIP Area
1,799
Density / Sq Mi
$68,838
Median Household Income
$34,300
Median Earnings
$1,529
Median Rent
$293,000
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential income property - Updated kitchen and baths, private garage, and access to community pool, clubhouse, tennis, and pickleball courts.
Where is this residential income property located?
The property is located at 163 Bristol Ln Naples, FL.
What is the asking price?
The asking price for this property is $235,000.
What are key features of this property?
This property features: 1,181‑square‑foot end unit with two bedrooms, two bathrooms, and a den; Private garage with extra storage room plus an extended driveway; New 2026 AC unit covered by a 10‑year warranty
