Two-Story
For Sale
$700,000
2856 Harson Way, Fort Pierce, FL 34946
Residential Income, Fort Pierce, FL
Property Size3,480 SF
Lot Size0.24 Acres
Price / SF$201.15
Days on Market199
Property Features for 2856 Harson Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Industrial
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 7, Bathroom 2, Bathroom 3, Bedroom 3, Bathroom 4, Bedroom 1, Bedroom 6, Bedroom 5, Bedroom 8
Window features
Blinds
Pets allowed
Yes, No
Exterior features
Garden
Fencing
Fenced
Subdivision
SAN LUCIE PLAZA SUBDIVISION UNIT 1
Lot features
Fruit Tree(s)
Elementary school
Weatherbee
Middle school
Dan Mccarty
High school
Fort Pierce Westwood Academy
Directions
From US-1, head north past Seaway Drive. Turn left onto St. Lucie Blvd, then go right onto Harson Way. The property is located on the left side at 2856 Harson Way, Fort Pierce, FL 34946.
Standard status
Active
APN
142870213450009
Size
3,480 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SAN LUCIE PLAZA S/D-UNIT ONE- BLK 59 LOT 28-LESS N 35 FT- AND ALL LOT 29 AND N 15 FT OF LOT 30 (MAP 14/29S) (OR 4082-235
Tax Annual Amount
7599
Legal Description
SAN LUCIE PLAZA S/D-UNIT ONE- BLK 59 LOT 28-LESS N 35 FT- AND ALL LOT 29 AND N 15 FT OF LOT 30 (MAP 14/29S) (OR 4082-235
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1975
Floors in Building
2
Number of units
2
Flooring type
Tile - Ceramic, Carpet, Laminate
Building materials
Frame, Stucco
Roof type
Metal
Listing Agency:
RE/MAX Masterpiece Realty · RE/MAX International
(772) 340-2700
Listed By:
Rhea Dunn · License #3581325
(772) 349-8219
Added: Mar 8
Changed: Sep 15
Last Checked: Sep 23 at 3:06AM
MLS# R11169926
Copyright © 2026 BeachesMLS. 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 two-unit residential property contains 3,480 square feet of finished living area across two levels. The frame-and-stucco structure was built in 1975 and includes laminate, ceramic tile, and carpet flooring, along with central electric heating and cooling. A fenced exterior and garden feature add to the physical layout.
Located at 2856 Harson Way in Fort Pierce, the property is served by public water and public sewer, with water available. The site encompasses 0.24 acres and carries Industrial zoning. One unit is producing rental income, while the dual-unit arrangement also supports residential occupancy configurations.
Located at 2856 Harson Way in Fort Pierce, the property is served by public water and public sewer, with water available. The site encompasses 0.24 acres and carries Industrial zoning. One unit is producing rental income, while the dual-unit arrangement also supports residential occupancy configurations.
Key Highlights
- 3,480 square feet of finished living space across two stories
- Dual‑unit configuration with one unit currently producing rental income
- 0.24‑acre site at 2856 Harson Way, Fort Pierce, FL 34946
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
$51,105
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
7.30%
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%
$1,022,100
$1.0M
Cap Rate 7%
$730,071
$730.1K
Cap Rate 9%
$567,833
$567.8K
Market Conditions
NOI Build-Up for 3,480 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
$77.3K $22.20/SF
− Vacancy
−$4.2K −$1.22/SF
EGI
$73.0K $20.98/SF
− OpEx
−$21.9K −$6.29/SF
NOI
$51.1K $14.69/SF
Area
St. Lucie County, FL
Vacancy
5.50%
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%
$1,022,100
Cap Rate 7%
$730,071
Cap Rate 9%
$567,833
Alternative Uses
Best Use
Multifamily LT 5
$730.1K
$638.8K – $851.8K
NOI $51,105 @ 7.0% cap · market cap 7.30%
Second Best
Apartment 5plus
$677.8K
$593.1K – $790.8K
NOI $47,448 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$875.2K
$765.8K – $1.02M
NOI $61,262 @ 7.0% cap · market cap 8.75%
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
166
Businesses Nearby
Explore this area
Business Placement
Demographics for 34946, FL
6,793
Population
3,435
Households
2
Avg Household Size
42
Median Age
14%
College-Educated
72%
High-School Grad
15.2 sq mi
ZIP Area
447
Density / Sq Mi
$40,488
Median Household Income
$27,591
Median Earnings
$1,000
Median Rent
$128,100
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-story configuration offers separate living arrangements within a frame-and-stucco structure in Fort Pierce.
Where is this duplex located?
The property is located at 2856 Harson Way Fort Pierce, FL.
What is the asking price?
The asking price for this property is $700,000.
What are key features of this property?
This property features: 3,480 square feet of finished living space across two stories; Dual‑unit configuration with one unit currently producing rental income; 0.24‑acre site at 2856 Harson Way, Fort Pierce, FL 34946
