Updated Duplex with Screened
For Sale
$639,000
3181 Poinciana Dr, Naples, FL 34105
Two residential units offer private outdoor space and individual laundry facilities.
Property Size1,724 SF
Price / SF$370.65
Days on Market13
Property Features for 3181 Poinciana Dr
General Information
Standard status
Active
Size
1,724 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
washer and dryer
screened lanai
private backyard space
Building Details
Year Built
1972
Buildings
1
Listing Agency:
Cachon Realty Group. LLC
(239) 298-1991
Listed By:
Medway Realty
(941) 375-2456
Source:
Movetosarasotafl
Added: Sep 12
Changed: Sep 23
Last Checked: Sep 22 at 5:10PM
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 Cachon Realty Group. LLC
Investment Insights
Based on property information with market context.
Built in 1972, this 1,724-square-foot duplex contains two residences, each with 2 bedrooms and 1 full bathroom featuring a shower and tub combination. Both units have updated interiors with custom kitchen cabinetry, granite countertops, screened lanais, private backyard areas, and their own washer and dryer. The property is offered without an HOA, providing separate residential spaces with practical in-unit amenities.
Located at 3181 Poinciana Dr in Naples, Florida, the duplex is in the Poinciana neighborhood. Its central Naples setting places the property near shopping, dining, entertainment, and beaches. The two-unit layout supports separate occupancy while retaining the residential character and outdoor space of individual homes.
Located at 3181 Poinciana Dr in Naples, Florida, the duplex is in the Poinciana neighborhood. Its central Naples setting places the property near shopping, dining, entertainment, and beaches. The two-unit layout supports separate occupancy while retaining the residential character and outdoor space of individual homes.
Key Highlights
- Two‑unit duplex totaling 1,724 square feet
- Each residence includes 2 bedrooms and 1 full bathroom
- Custom cabinetry, granite countertops, and updated finishes in both units
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
$25,467
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
3.99%
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%
$509,340
$509.3K
Cap Rate 7%
$363,814
$363.8K
Cap Rate 9%
$282,967
$283.0K
Market Conditions
NOI Build-Up for 1,724 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
$38.3K $22.20/SF
− Vacancy
−$1.9K −$1.10/SF
EGI
$36.4K $21.10/SF
− OpEx
−$10.9K −$6.33/SF
NOI
$25.5K $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%
$509,340
Cap Rate 7%
$363,814
Cap Rate 9%
$282,967
Alternative Uses
Best Use
Multifamily LT 5
$363.8K
$318.3K – $424.5K
NOI $25,467 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$334.4K
$292.6K – $390.1K
NOI $23,407 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$691.9K
$605.4K – $807.2K
NOI $48,434 @ 7.0% cap · market cap 7.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
274
Businesses Nearby
Explore this area
Business Placement
Demographics for 34105, FL
16,491
Population
11,654
Households
1.4
Avg Household Size
59
Median Age
52%
College-Educated
95%
High-School Grad
9.5 sq mi
ZIP Area
1,736
Density / Sq Mi
$94,702
Median Household Income
$48,743
Median Earnings
$2,041
Median Rent
$515,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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?
Duplex - Two residential units offer private outdoor space and individual laundry facilities.
Where is this duplex located?
The property is located at 3181 Poinciana Dr Naples, FL.
What is the asking price?
The asking price for this property is $639,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,724 square feet; Each residence includes 2 bedrooms and 1 full bathroom; Custom cabinetry, granite countertops, and updated finishes in both units
