Two-Unit Duplex on
New
For Sale
$559,900
260 13th St SW, Naples, FL 34117
Separate kitchens and laundry facilities support flexible occupancy across the two living units.
Property Size2,046 SF
Lot Size2.50 Acres
Price / SF$273.66
Days on Market6
Property Features for 260 13th St SW
General Information
Standard status
Active
Size
2,046 SF
Lot size
2.50 Acres
Property subtype
Multi-Family
Financials
Gross Income
$48,000
Average Monthly Rent
$2,000
Additional Details
Multifamily Units
2
Building Details
Year Built
1997
Buildings
1
Listing Agency:
Realty One Group MVP
Listed By:
Clay Bresnan · License #249517113
(239) 289-2942
Source:
Swfloridaareahomesearch
Added: Sep 7
Changed: Sep 11
Last Checked: Sep 11 at 2:35PM
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 Realty One Group MVP
Investment Insights
Based on property information with market context.
This 2,046-square-foot duplex is arranged within a 5-bedroom, 3-bathroom residence on 2.5 acres. The upper unit includes 3 bedrooms, 2 bathrooms, a full kitchen, dining area, living room, and private laundry. The lower unit provides 2 bedrooms, 1 bathroom, its own kitchen, living and dining areas, separate laundry, and several back-porch access points. Newer appliances and other improvements add to the existing configuration, while the shingle roof was installed in 2022.
The property at 260 13th St SW in Naples is a short distance from Collier Boulevard and is identified as being outside a flood zone. The dual-unit layout accommodates separate occupancy within one residential structure and provides 5 bedrooms and 3 bathrooms in total.
The property at 260 13th St SW in Naples is a short distance from Collier Boulevard and is identified as being outside a flood zone. The dual-unit layout accommodates separate occupancy within one residential structure and provides 5 bedrooms and 3 bathrooms in total.
Key Highlights
- 2.5‑acre, mostly cleared parcel with a duplex configuration
- 2,046 SF residence with 5 bedrooms and 3 bathrooms
- Upper unit includes 3 bedrooms, 2 bathrooms, kitchen, dining, living, and laundry
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
$30,224
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
5.40%
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%
$604,480
$604.5K
Cap Rate 7%
$431,771
$431.8K
Cap Rate 9%
$335,822
$335.8K
Market Conditions
NOI Build-Up for 2,046 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
$45.4K $22.20/SF
− Vacancy
−$2.2K −$1.10/SF
EGI
$43.2K $21.10/SF
− OpEx
−$13.0K −$6.33/SF
NOI
$30.2K $14.77/SF
Area
Collier County, FL
Vacancy
4.94%
Lease Rate
$22.20 /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%
$604,480
Cap Rate 7%
$431,771
Cap Rate 9%
$335,822
Alternative Uses
Best Use
Multifamily LT 5
$431.8K
$377.8K – $503.7K
NOI $30,224 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$396.8K
$347.2K – $463.0K
NOI $27,779 @ 7.0% cap · market cap 4.96%
Theoretical Best
Office A
$821.2K
$718.5K – $958.0K
NOI $57,481 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
62
Businesses Nearby
Explore this area
Business Placement
Demographics for 34117, FL
16,408
Population
5,796
Households
2.8
Avg Household Size
41
Median Age
20%
College-Educated
89%
High-School Grad
137.4 sq mi
ZIP Area
119
Density / Sq Mi
$106,155
Median Household Income
$48,466
Median Earnings
$1,771
Median Rent
$416,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Separate kitchens and laundry facilities support flexible occupancy across the two living units.
Where is this duplex located?
The property is located at 260 13th St SW Naples, FL.
What is the asking price?
The asking price for this property is $559,900.
What are key features of this property?
This property features: 2.5‑acre, mostly cleared parcel with a duplex configuration; 2,046 SF residence with 5 bedrooms and 3 bathrooms; Upper unit includes 3 bedrooms, 2 bathrooms, kitchen, dining, living, and laundry
