Fenced Two-Unit
For Sale
$598,990
2855 Van Buren Ave, Naples, FL 34112
Residential Income, Duplex, NAPLES, FL
Property Size1,700 SF
Lot Size0.32 Acres
Price / SF$352.35
Days on Market102
Property Features for 2855 Van Buren Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF
Bedrooms
4
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2
Patio and Porch features
Patio
Pets allowed
Yes
Fencing
Fenced
Subdivision
CRAIGS SUBDIVISION
Lot features
Oversize, Oversize
Standard status
Active
APN
29281360003
Size
1,700 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CRAIGS LOTS 47 + 48
Tax Annual Amount
5986
Legal Description
CRAIGS LOTS 47 + 48
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Amenities
private laundry area
Building Details
Year built
1981
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Coldwell Banker Realty · NextHome
(239) 262-7131
Listed By:
Antonette Decrescenzo
(609) 742-4937
Added: Jun 12
Changed: Sep 15
Last Checked: Sep 21 at 7:06PM
MLS# 226022911
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 1,700-square-foot duplex contains two residences, each with 2 bedrooms, 2 bathrooms, comfortable living areas, and a private laundry area. The property sits on a 0.32-acre lot and includes tile flooring, central air conditioning, electric heating, a shingle roof, concrete block and stucco construction, patios, and fencing. Built in 1981, the layout supports separate occupancy within a single residential income property.
The duplex is located at 2855 Van Buren Ave in Naples’ Bayshore Arts District, near Celebration Park and within biking distance of Naples Botanical Garden. The surrounding area includes restaurants, breweries, art galleries, and waterfront activities. RMF zoning and the two-residence configuration provide a clear framework for evaluating the property as a duplex investment or owner-occupied arrangement.
The duplex is located at 2855 Van Buren Ave in Naples’ Bayshore Arts District, near Celebration Park and within biking distance of Naples Botanical Garden. The surrounding area includes restaurants, breweries, art galleries, and waterfront activities. RMF zoning and the two-residence configuration provide a clear framework for evaluating the property as a duplex investment or owner-occupied arrangement.
Key Highlights
- Two residences, each with 2 bedrooms and 2 bathrooms
- 1,700 square feet on a 0.32‑acre lot
- RMF zoning in Naples’ Bayshore Arts District
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
$25,113
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
4.19%
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%
$502,260
$502.3K
Cap Rate 7%
$358,757
$358.8K
Cap Rate 9%
$279,033
$279.0K
Market Conditions
NOI Build-Up for 1,700 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
$37.7K $22.20/SF
− Vacancy
−$1.9K −$1.10/SF
EGI
$35.9K $21.10/SF
− OpEx
−$10.8K −$6.33/SF
NOI
$25.1K $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%
$502,260
Cap Rate 7%
$358,757
Cap Rate 9%
$279,033
Alternative Uses
Best Use
Multifamily LT 5
$358.8K
$313.9K – $418.6K
NOI $25,113 @ 7.0% cap · market cap 4.19%
Second Best
Apartment 5plus
$329.7K
$288.5K – $384.7K
NOI $23,081 @ 7.0% cap · market cap 3.85%
Theoretical Best
Office A
$682.3K
$597.0K – $796.0K
NOI $47,760 @ 7.0% cap · market cap 7.97%
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
356
Businesses Nearby
Explore this area
Business Placement
Demographics for 34112, FL
26,625
Population
20,626
Households
1.3
Avg Household Size
60
Median Age
35%
College-Educated
91%
High-School Grad
14.8 sq mi
ZIP Area
1,799
Density / Sq Mi
$68,838
Median Household Income
$34,300
Median Earnings
$1,529
Median Rent
$293,000
Median Home Value
Check the figures for this property
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 - RMF-zoned property offers two residences with private laundry areas and central cooling.
Where is this duplex located?
The property is located at 2855 Van Buren Ave Naples, FL.
What is the asking price?
The asking price for this property is $598,990.
What are key features of this property?
This property features: Two residences, each with 2 bedrooms and 2 bathrooms; 1,700 square feet on a 0.32‑acre lot; RMF zoning in Naples’ Bayshore Arts District
