Duplex with Screened
For Sale
$550,000
269-271 SW 4th St, Cape Coral, FL 33991
Two residential units provide private screened outdoor areas, garage access, and proximity to shopping.
Property Size2,518 SF
Price / SF$218.43
Days on Market28
Property Features for 269-271 SW 4th St
General Information
Standard status
Active
Size
2,518 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
screened lanai
Building Details
Year Built
2003
Buildings
1
Listing Agency:
MarjieB LLC
(239) 333-9166
Listed By:
Marjie Bachman · License #249512714
Source:
Swfloridarealestate
Added: Aug 2
Changed: Aug 28
Last Checked: Aug 29 at 11:51AM
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 MarjieB LLC
Investment Insights
Based on property information with market context.
Built in 2003, this duplex contains two residential units with a matching three-bedroom, two-bathroom layout on each side. Both residences include a screened lanai and a one-car garage, providing dedicated indoor and outdoor space for each household. The property has a total size of 2518.
The address is positioned near the Pine Island corridor and Sunsplash Waterpark, with shopping available within minutes. Assessments have been paid, adding a completed item for ownership review.
The address is positioned near the Pine Island corridor and Sunsplash Waterpark, with shopping available within minutes. Assessments have been paid, adding a completed item for ownership review.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms in each residence
- Each unit includes a screened lanai and a one‑car garage
- Built in 2003
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
$33,329
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
6.06%
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%
$666,580
$666.6K
Cap Rate 7%
$476,129
$476.1K
Cap Rate 9%
$370,322
$370.3K
Market Conditions
NOI Build-Up for 2,518 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
$49.9K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$47.6K $18.91/SF
− OpEx
−$14.3K −$5.67/SF
NOI
$33.3K $13.24/SF
Area
Cape Coral, 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%
$666,580
Cap Rate 7%
$476,129
Cap Rate 9%
$370,322
Alternative Uses
Best Use
Multifamily LT 5
$476.1K
$416.6K – $555.5K
NOI $33,329 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$441.2K
$386.1K – $514.8K
NOI $30,886 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$653.4K
$571.7K – $762.3K
NOI $45,735 @ 7.0% cap · market cap 8.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 33991, FL
26,381
Population
11,563
Households
2.3
Avg Household Size
45
Median Age
25%
College-Educated
94%
High-School Grad
12.8 sq mi
ZIP Area
2,061
Density / Sq Mi
$82,927
Median Household Income
$41,773
Median Earnings
$1,914
Median Rent
$351,100
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 - Two residential units provide private screened outdoor areas, garage access, and proximity to shopping.
Where is this duplex located?
The property is located at 269-271 SW 4th St Cape Coral, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms in each residence; Each unit includes a screened lanai and a one‑car garage; Built in 2003
