Duplex Townhome with Renovated
For Sale
$125,000
17656 Village Inlet Court, Fort Myers, FL 33908
MULTI_FAMILY - Other - Fort Myers, FL
Property Size900 SF
Lot Size0.10 Acres
Price / SF$138.89
Days on Market37
Property Features for 17656 Village Inlet Court
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-2
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Dining Room, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 2
Parking features
Garage, Guest
Spa
1
Pets allowed
Yes
Interior features
CathedralCeilings, LivingDiningRoom, SplitBedrooms
Exterior features
OutdoorShower, Storage, TennisCourts
Appliances
Dryer, Dishwasher, Disposal, Microwave, Range, Refrigerator, Washer
Subdivision
ISLAND PARK VILLAGE
Lot features
Cul De Sac
Directions
Head north on US-41 toward Fort Myers. Turn left onto Island Park Road. Continue on Island Park Road and follow signs into the Island Park Village community. Turn onto Village Inlet Court. Continue to 17656 Village Inlet Ct, which will be on the court within the community.
Standard status
Active
APN
12-46-24-13-00000.0640
Size
900 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ISLAND PARK VILLAGE CONDO SEC III OR 1732 PG 3490 UNIT 64
Tax Annual Amount
1018
HOA Fee
$805 Annually
Legal Description
ISLAND PARK VILLAGE CONDO SEC III OR 1732 PG 3490 UNIT 64
Utilities
Sewer type
Public Sewer
Cooling system
Central Air, Electric
Water source
Public
Building Details
Year built
1986
Floors in Building
1
Flooring type
Vinyl
Building materials
WoodSiding, WoodFrame
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Flat Fee MLS Realty
(813) 213-4477
Listed By:
Stephen Hachey · License #261545422
(813) 642-6030
Added: Jul 9
Changed: Aug 4
Last Checked: Aug 14 at 9:06PM
MLS# 2026029413
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
Located at 17656 Village Inlet Court in Fort Myers, this duplex townhome sits on an elevated concrete block foundation and was built in 1986. The interior features high ceilings, an open-concept living and dining area, and split bedrooms with vinyl flooring throughout. The chef-inspired kitchen includes quartz countertops and a massive island with seating for four or more, with appliances including dishwasher, microwave, range, and refrigerator. Both the primary and guest spaces offer two bedrooms and two fully renovated, spa-like bathrooms.
Recent exterior improvements include a brand-new roof, designer landscaping, and a newly installed irrigation system. The property also offers a sweeping yard, plus storage and an outdoor shower. Exterior features include tennis courts, and parking is available with a garage and guest spaces.
Utilities are supported by public water and public sewer, with central air and electric cooling.
Recent exterior improvements include a brand-new roof, designer landscaping, and a newly installed irrigation system. The property also offers a sweeping yard, plus storage and an outdoor shower. Exterior features include tennis courts, and parking is available with a garage and guest spaces.
Utilities are supported by public water and public sewer, with central air and electric cooling.
Key Highlights
- Two fully renovated, spa‑like bathrooms in a duplex townhome layout
- Chef‑inspired kitchen with quartz countertops and an island with seating for four or more
- Brand‑new roof plus a newly installed irrigation system
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
Multifamily LT 5
$170.2K
$148.9K – $198.6K
NOI $11,913 @ 7.0% cap · market cap 9.53%
Second Best
Apartment 5plus
$157.7K
$138.0K – $184.0K
NOI $11,040 @ 7.0% cap · market cap 8.83%
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?
Duplex - Duplex townhome on 0.1023 acres featuring renovated, spa-like bathrooms and an open-concept layout with central air.
Where is this duplex located?
The property is located at 17656 Village Inlet Court 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: Two fully renovated, spa‑like bathrooms in a duplex townhome layout; Chef‑inspired kitchen with quartz countertops and an island with seating for four or more; Brand‑new roof plus a newly installed irrigation system
