Duplex With Mirrored
For Sale
$440,000
2403/2405 Maple Ave, Fort Myers, FL 33901
Residential Income, Fort Myers, FL
Property Size2,340 SF
Price / SF$188.03
Days on Market43
Property Features for 2403/2405 Maple Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-12
Bedrooms
6
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 2, Bedroom 4, Bedroom 3, Bedroom 5, Bathroom 2, Bathroom 1, Bathroom 4, Bedroom 6, Bedroom 1
Parking
4
Subdivision
Brightmoor
Lot features
1/4 to 1/2 Acre Lot
Directions
Start by heading west on Dr. Martin Luther King Jr. Blvd, then turn left onto Central Ave and continue for about 1.2 miles. After that, make another left onto Maple Ave, where your destination will be on the left.
Standard status
Active
APN
25-44-24-P2-0050H.0080
Size
2,340 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
BRIGHTMOOR BLK H PB 6 PG 34 LOTS 8 + 9
Tax Annual Amount
6607
Legal Description
BRIGHTMOOR BLK H PB 6 PG 34 LOTS 8 + 9
Utilities
Utilities
Cable Available
Building Details
Year built
2023
Floors in Building
1
Building materials
Block
Listing Agency:
LPT Realty, LLC
(877) 366-2213
Listed By:
Rebecca Giacobba · License #3240236
(410) 320-4868
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 29 at 2:06PM
MLS# A11948197
Copyright © 2026 Miami 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.
Located at 2403/2405 Maple Ave in Fort Myers, this 2023 duplex includes two mirrored residences within a block-constructed building. Each unit offers 1,170 square feet of living space, with three bedrooms, two bathrooms, and a first-floor plan arranged around an open living area. South-facing exposure provides natural daylight across both homes.
The property contains 2,340 square feet in total and includes cable availability. The newer construction has no HOA and no pool, limiting ongoing exterior amenities and associated maintenance requirements. Its two-unit configuration supports separate residential occupancy within one property, while the matching layouts create consistency between sides.
The property contains 2,340 square feet in total and includes cable availability. The newer construction has no HOA and no pool, limiting ongoing exterior amenities and associated maintenance requirements. Its two-unit configuration supports separate residential occupancy within one property, while the matching layouts create consistency between sides.
Key Highlights
- Two mirrored duplex units, each with 1,170 square feet of living space
- Each residence includes 3 bedrooms and 2 bathrooms
- Built in 2023 with block construction
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
$30,973
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
7.04%
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%
$619,460
$619.5K
Cap Rate 7%
$442,471
$442.5K
Cap Rate 9%
$344,144
$344.1K
Market Conditions
NOI Build-Up for 2,340 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
$46.3K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$44.2K $18.91/SF
− OpEx
−$13.3K −$5.67/SF
NOI
$31.0K $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%
$619,460
Cap Rate 7%
$442,471
Cap Rate 9%
$344,144
Alternative Uses
Best Use
Multifamily LT 5
$442.5K
$387.2K – $516.2K
NOI $30,973 @ 7.0% cap · market cap 7.04%
Second Best
Apartment 5plus
$410.0K
$358.8K – $478.4K
NOI $28,703 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$736.5K
$644.4K – $859.3K
NOI $51,555 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,457
Businesses Nearby
Explore this area
Business Placement
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
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 - Built in 2023, the property pairs two three-bedroom, two-bath residences with open first-floor layouts.
Where is this duplex located?
The property is located at 2403/2405 Maple Ave Fort Myers, FL.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Two mirrored duplex units, each with 1,170 square feet of living space; Each residence includes 3 bedrooms and 2 bathrooms; Built in 2023 with block construction
