Triplex with Private Boat
For Sale
$628,800
27540-27544 Big Bend Rd, Bonita Springs, FL 34134
MULTI_FAMILY - Other - BONITA SPRINGS, FL
Property Size2,357 SF
Lot Size0.25 Acres
Price / SF$266.78
Days on Market47
Property Features for 27540-27544 Big Bend Rd
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
TFC2
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Bedroom 3, Bathroom 3, Bedroom 1, Bedroom 4, Bathroom 2, Bedroom 5, Bathroom 1
Pets allowed
Yes
Exterior features
Boat Dock Private, Dock Included
Subdivision
TARPON BEND
Lot features
Regular, Regular
Standard status
Active
APN
32-47-25-B3-00012.0000
Size
2,357 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
N 1/2 OF FOLLOWING DESC FROM SE COR SEC 32 RUN W ALG S LI SEC 665 FT N PARL
Tax Annual Amount
6264
Legal Description
N 1/2 OF FOLLOWING DESC FROM SE COR SEC 32 RUN W ALG S LI SEC 665 FT N PARL
Utilities
Water front features
Seawall, River Front
Water front
1
Building Details
Year built
1966
Building materials
Wood Frame
Roof type
Metal, Tile
Architectural style
Other
Listing Agency:
Premiere Plus Realty Company
(239) 732-7837
Listed By:
Woody Woodruff · License #NAPLES-249514649
(239) 287-8123
Added: Jun 24
Changed: Aug 1
Last Checked: Aug 9 at 8:06AM
MLS# 226024052
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.
Triplex property with wood-frame construction and metal and tile roofing. Built in 1966, the property offers five bedrooms and three bathrooms across three residences. The exterior includes a private boat dock, with dock included. The waterfront improvements include a seawall and river frontage.
The property is located at 27540-27544 Big Bend Rd, Bonita Springs, FL 34134 in Lee County, on a waterfront setting at a picturesque bend in the wide section of the Imperial River. Zoning is TFC2.
The property has experienced water damage. Based on the provided information, it may be restored to current code, or the site can be cleared for new construction.
The property is located at 27540-27544 Big Bend Rd, Bonita Springs, FL 34134 in Lee County, on a waterfront setting at a picturesque bend in the wide section of the Imperial River. Zoning is TFC2.
The property has experienced water damage. Based on the provided information, it may be restored to current code, or the site can be cleared for new construction.
Key Highlights
- 0.247‑acre triplex site with river frontage
- TFC2 zoning
- Private boat dock with dock included
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
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Triplex zoned TFC2 with river frontage, seawall, and a private boat dock and dock included.
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: 0.247‑acre triplex site with river frontage; TFC2 zoning; Private boat dock with dock included
