Updated Duplex with Canal
For Sale
$850,000
27315 Gasparilla Dr, Bonita Springs, FL 34135
MULTI_FAMILY - Ranch - BONITA SPRINGS, FL
Property Size2,340 SF
Lot Size0.29 Acres
Price / SF$363.25
Days on Market256
Property Features for 27315 Gasparilla Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RS-1
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 6, Bathroom 1, Bedroom 4, Bedroom 5, Bathroom 4
Pets allowed
Yes
Exterior features
Elec Avail at dock
Subdivision
BONITA SPRINGS
Lot features
Corner Lot, Corner Lot
Standard status
Active
APN
34-47-25-B1-0040C.0010
Size
2,340 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
PIRATES COVE II BLK.C OR 137 PG 415 LOT 1
Tax Annual Amount
8813
Legal Description
PIRATES COVE II BLK.C OR 137 PG 415 LOT 1
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water front
1
Amenities
screened lanais
Building Details
Year built
2002
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
William Raveis Real Estate
(239) 231-3380
Listed By:
Diane Harris · License #NAPLES-249527327
(303) 877-3582
Added: Dec 3, 2025
Changed: Aug 13
Last Checked: Aug 16 at 2:06PM
MLS# 225082777
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 2,340-square-foot duplex, built in 2002, contains two 1,170-square-foot units, each with three bedrooms, two bathrooms, tile flooring, central heating, and central air conditioning. Both residences include screened front and rear lanais. The property has concrete block and stucco construction, a shingle roof installed in 2022, and an elevated setting that experienced no water intrusion during Hurricane Ian.
Set on 0.29 acres at 27315 Gasparilla Dr in Bonita Springs, the deep lot borders a canal with access to the Gulf of America. Electrical service is available at the dock, and on-site parking can accommodate an RV or boat. Both units are occupied under month-to-month leases. The property is zoned RS-1 and is located near shopping, dining, downtown Bonita Springs, and Bonita Beach.
Set on 0.29 acres at 27315 Gasparilla Dr in Bonita Springs, the deep lot borders a canal with access to the Gulf of America. Electrical service is available at the dock, and on-site parking can accommodate an RV or boat. Both units are occupied under month-to-month leases. The property is zoned RS-1 and is located near shopping, dining, downtown Bonita Springs, and Bonita Beach.
Key Highlights
- Duplex totals 2,340 square feet, with two 1,170 sq. ft. units
- Each unit includes 3 bedrooms, 2 baths, and screened front and rear lanais
- 2022 shingle roof; elevated property had zero water intrusion during Hurricane Ian
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
3.64%
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 3.64%
Second Best
Apartment 5plus
$410.0K
$358.8K – $478.4K
NOI $28,703 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$736.5K
$644.4K – $859.3K
NOI $51,555 @ 7.0% cap · market cap 6.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Explore this area
Business Placement
Demographics for 34135, FL
45,518
Population
30,904
Households
1.5
Avg Household Size
60
Median Age
39%
College-Educated
88%
High-School Grad
61.8 sq mi
ZIP Area
737
Density / Sq Mi
$86,731
Median Household Income
$37,952
Median Earnings
$1,790
Median Rent
$419,200
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 - Two occupied units feature screened lanais, flexible month-to-month leases, and parking for an RV or boat.
Where is this duplex located?
The property is located at 27315 Gasparilla Dr Bonita Springs, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Duplex totals 2,340 square feet, with two 1,170 sq. ft. units; Each unit includes 3 bedrooms, 2 baths, and screened front and rear lanais; 2022 shingle roof; elevated property had zero water intrusion during Hurricane Ian
