Duplex with 3-Bedroom
For Sale
$549,900
3123 Pine Tree Dr, Naples, FL 34112
Two residential units offer spacious layouts with city water and sewer service in South Naples.
Property Size2,188 SF
Price / SF$251.33
Days on Market139
Property Features for 3123 Pine Tree Dr
General Information
Standard status
Active
Size
2,188 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Year Built
2002
Listing Agency:
Bay Vision Realty
(239) 693-3201
Listed By:
Allen Wasko · License #258015846
Source:
Naplesareahomesearch
Added: Apr 14
Changed: Aug 29
Last Checked: Aug 26 at 5:30AM
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 Bay Vision Realty
Investment Insights
Based on property information with market context.
Built in 2002, this duplex contains two residential units, with each side configured as three bedrooms and two bathrooms. The property occupies a double lot and is connected to city water and sewer service. Existing tenants have remained in place for an extended period and are paying below-market rent.
Located at 3123 Pine Tree Dr in Naples, the property is a short drive from Olde Naples, beaches, dining, shopping, and entertainment. The surrounding street includes several newer homes, with another residence currently under construction. Each unit may be leased separately, or the property can accommodate an owner occupying one side while renting the other.
Located at 3123 Pine Tree Dr in Naples, the property is a short drive from Olde Naples, beaches, dining, shopping, and entertainment. The surrounding street includes several newer homes, with another residence currently under construction. Each unit may be leased separately, or the property can accommodate an owner occupying one side while renting the other.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per side
- Built in 2002
- Situated on a double lot
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
$32,322
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
5.88%
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%
$646,440
$646.4K
Cap Rate 7%
$461,743
$461.7K
Cap Rate 9%
$359,133
$359.1K
Market Conditions
NOI Build-Up for 2,188 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
$48.6K $22.20/SF
− Vacancy
−$2.4K −$1.10/SF
EGI
$46.2K $21.10/SF
− OpEx
−$13.9K −$6.33/SF
NOI
$32.3K $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%
$646,440
Cap Rate 7%
$461,743
Cap Rate 9%
$359,133
Alternative Uses
Best Use
Multifamily LT 5
$461.7K
$404.0K – $538.7K
NOI $32,322 @ 7.0% cap · market cap 5.88%
Second Best
Apartment 5plus
$424.4K
$371.3K – $495.1K
NOI $29,707 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$878.1K
$768.4K – $1.02M
NOI $61,470 @ 7.0% cap · market cap 11.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
70
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
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 residential units offer spacious layouts with city water and sewer service in South Naples.
Where is this duplex located?
The property is located at 3123 Pine Tree Dr Naples, FL.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms per side; Built in 2002; Situated on a double lot
