Four-Unit Block
For Sale
$525,000
3608 Sammy Watkins Avenue, Fort Myers, FL 33916
ResidentialIncome, Fort Myers, FL
Property Size2,600 SF
Lot Size0.30 Acres
Price / SF$201.92
Days on Market42
Property Features for 3608 Sammy Watkins Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
RS-7
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bathroom 3, Bedroom 6, Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 7, Bedroom 5, Bathroom 2, Bathroom 1, Bedroom 8, Bedroom 4
Patio and Porch features
Patio
Pets allowed
Call
Exterior features
Courtyard, Patio
Subdivision
HARLEM LAKE
Lot features
Oversized Lot
Standard status
Active
APN
20-44-25-P1-00401.0300
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HARLEM LAKE #3 BLK 1 PB 13 PG 136 LOTS 30 + 31
Tax Annual Amount
5939
Legal Description
HARLEM LAKE #3 BLK 1 PB 13 PG 136 LOTS 30 + 31
Utilities
Cooling system
Window Unit(s), Ceiling Fan(s)
Building Details
Year built
1967
Floors in Building
2
Number of units
1
Flooring type
Vinyl
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
LSI Companies Inc.
(239) 489-4066
Listed By:
Alec Burke · License #258033572
(563) 505-2197
Added: Aug 28
Changed: Oct 6
Last Checked: Oct 8 at 1:06PM
MLS# 2026042068
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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-story quadplex contains four residences, each configured with two bedrooms and one bathroom. The units measure 650 square feet apiece, for 2,600 square feet of building area. Block construction, vinyl flooring, window-unit cooling, and ceiling fans are among the property’s features. A patio and courtyard provide shared outdoor space.
The 0.304-acre parcel is in Fort Myers, near Downtown Fort Myers. City water and sewer serve the property, and separate meters allow utility consumption to be tracked by unit. Built in 1967, the building has a shingle roof.
The 0.304-acre parcel is in Fort Myers, near Downtown Fort Myers. City water and sewer serve the property, and separate meters allow utility consumption to be tracked by unit. Built in 1967, the building has a shingle roof.
Key Highlights
- Four 2‑bedroom/1‑bath residences, each measuring 650 square feet
- 2,600 square feet of building area across two stories
- 0.304‑acre lot in Fort Myers, near Downtown Fort Myers
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$34,414
Cap Rate
6.56%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$688,280
$688.3K
Cap Rate 7%
$491,629
$491.6K
Cap Rate 9%
$382,378
$382.4K
Market Conditions
NOI Build-Up for 2,600 SF
Gross rent
$51.5K $19.80/SF
− Vacancy
−$2.3K −$0.89/SF
EGI
$49.2K $18.91/SF
− OpEx
−$14.7K −$5.67/SF
NOI
$34.4K $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 Rate 5%
$688,280
Cap Rate 7%
$491,629
Cap Rate 9%
$382,378
Alternative Uses
Best Use
Multifamily LT 5
$491.6K
$430.2K – $573.6K
NOI $34,414 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$455.6K
$398.7K – $531.5K
NOI $31,892 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$818.3K
$716.0K – $954.7K
NOI $57,283 @ 7.0% cap · market cap 10.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
574
Businesses Nearby
Explore this area
Business Placement
Demographics for 33916, FL
25,940
Population
12,480
Households
2.1
Avg Household Size
34
Median Age
21%
College-Educated
81%
High-School Grad
10.3 sq mi
ZIP Area
2,518
Density / Sq Mi
$49,353
Median Household Income
$32,770
Median Earnings
$1,363
Median Rent
$242,300
Median Home Value
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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?
Quadplex - Four individually metered residences connect to city water and sewer, with a shared patio and courtyard.
Where is this quadplex located?
The property is located at 3608 Sammy Watkins Avenue Fort Myers, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Four 2‑bedroom/1‑bath residences, each measuring 650 square feet; 2,600 square feet of building area across two stories; 0.304‑acre lot in Fort Myers, near Downtown Fort Myers
