Waterfront Triplex
For Sale
$628,800
27540-27544 Big Bend Rd, Bonita Springs, FL 34134
Three-residence property along a deep-water section of the Imperial River with an existing seawall.
Property Size2,357 SF
Price / SF$266.78
Days on Market121
Property Features for 27540-27544 Big Bend Rd
General Information
Standard status
Active
Size
2,357 SF
Property subtype
Multi-Family
Zoning
TFC2
Property Condition
Severity
Major Repairs Needed
Evidence
water damage
Additional Details
Multifamily Units
3
Building Details
Year Built
1966
Listing Agency:
Premiere Plus Realty Company
(239) 287-8123
Listed By:
Woody Woodruff · License #NAPLES-249514649
Source:
Naplespropertyguide
Added: May 1
Changed: Aug 28
Last Checked: Aug 28 at 1:59PM
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 Premiere Plus Realty Company
Investment Insights
Based on property information with market context.
This triplex property contains three residences within 2,357 square feet and was constructed in 1966. The improvements have experienced water damage, with restoration possible subject to bringing the property into current code compliance. Alternatively, the site may be cleared for new construction.
The property occupies a waterfront setting at 27540-27544 Big Bend Rd in Bonita Springs, positioned along a wide, deep-water portion of the Imperial River. An existing seawall contributes to the waterfront improvements. The site carries TFC2 zoning, providing the governing land-use designation for future restoration or redevelopment planning.
The property occupies a waterfront setting at 27540-27544 Big Bend Rd in Bonita Springs, positioned along a wide, deep-water portion of the Imperial River. An existing seawall contributes to the waterfront improvements. The site carries TFC2 zoning, providing the governing land-use designation for future restoration or redevelopment planning.
Key Highlights
- Three residences totaling 2,357 square feet
- Waterfront setting on the Imperial River
- Deep‑water river frontage with seawall
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
$31,198
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
4.96%
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%
$623,960
$624.0K
Cap Rate 7%
$445,686
$445.7K
Cap Rate 9%
$346,644
$346.6K
Market Conditions
NOI Build-Up for 2,357 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
$46.7K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$44.6K $18.91/SF
− OpEx
−$13.4K −$5.67/SF
NOI
$31.2K $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%
$623,960
Cap Rate 7%
$445,686
Cap Rate 9%
$346,644
Alternative Uses
Best Use
Multifamily LT 5
$445.7K
$390.0K – $520.0K
NOI $31,198 @ 7.0% cap · market cap 4.96%
Second Best
Apartment 5plus
$413.0K
$361.4K – $481.9K
NOI $28,912 @ 7.0% cap · market cap 4.60%
Theoretical Best
Office A
$741.8K
$649.1K – $865.5K
NOI $51,929 @ 7.0% cap · market cap 8.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 34134, FL
15,906
Population
15,051
Households
1.1
Avg Household Size
70
Median Age
55%
College-Educated
98%
High-School Grad
13.4 sq mi
ZIP Area
1,187
Density / Sq Mi
$122,102
Median Household Income
$56,170
Median Earnings
$1,814
Median Rent
$659,600
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?
Triplex - Three-residence property along a deep-water section of the Imperial River with an existing seawall.
Where is this triplex located?
The property is located at 27540-27544 Big Bend Rd Bonita Springs, FL.
What is the asking price?
The asking price for this property is $628,800.
What are key features of this property?
This property features: Three residences totaling 2,357 square feet; Waterfront setting on the Imperial River; Deep‑water river frontage with seawall
