Canal-Side
For Sale
$519,000
3802 SE 12th Avenue, Cape Coral, FL 33904
One-story duplex includes central air, an attached garage, and kitchen appliances.
Property Size2,106 SF
Price / SF$352.82
Days on Market431
Property Features for 3802 SE 12th Avenue
General Information
Standard status
Active
Size
2,106 SF
Property subtype
Residential Income
Zoning
R3-W
Taxes and HOA fees
Annual Taxes
$3,356
Amenities
None, Street Lights
Central Air, Ceiling Fan(s), Electric
Central, Electric
Dishwasher, Disposal, Microwave, Range, Refrigerator, Trash Compactor
Tray Ceiling(s), High Ceilings, Kitchen Island, Pantry, Walk-In Closet(s)
Canal
Attached, Covered, Garage, Paved, Garage Door Opener
Other, Ranch, One Story, Duplex
Building Details
Building Size
2,106 SF
Year Built
2025
Stories
1
Listing Agency:
Palermo Real Estate LLC
(239) 895-5053
Listed By:
Rosy Palermo · License #277016568
(239) 895-5053
Source:
Evrealestate
Added: Jun 26, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:26PM
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 Palermo Real Estate LLC
Investment Insights
Based on property information with market context.
Built in 2025, this one-story duplex offers a residential income property configuration with 1,471 of property size and canal frontage. The home includes central air, ceiling fans, electric systems, and an attached, covered garage with paved access and a garage door opener.
Interior features include high ceilings, tray ceilings, a kitchen island, pantry, and walk-in closets. The kitchen is equipped with a dishwasher, disposal, microwave, range, refrigerator, and trash compactor. The property is located on SE 12th Avenue in Cape Coral, Florida, and carries R3-W zoning.
Interior features include high ceilings, tray ceilings, a kitchen island, pantry, and walk-in closets. The kitchen is equipped with a dishwasher, disposal, microwave, range, refrigerator, and trash compactor. The property is located on SE 12th Avenue in Cape Coral, Florida, and carries R3-W zoning.
Key Highlights
- 2025 construction with one‑story duplex configuration
- Canal‑front setting at 3802 SE 12th Avenue
- R3‑W zoning
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
$18,044
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
3.48%
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%
$360,880
$360.9K
Cap Rate 7%
$257,771
$257.8K
Cap Rate 9%
$200,489
$200.5K
Market Conditions
NOI Build-Up for 1,471 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
$34.2K $23.28/SF
− Vacancy
−$1.4K −$0.98/SF
EGI
$32.8K $22.30/SF
− OpEx
−$14.8K −$10.04/SF
NOI
$18.0K $12.27/SF
Area
Cape Coral, FL
Vacancy
4.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$360,880
Cap Rate 7%
$257,771
Cap Rate 9%
$200,489
Alternative Uses
Best Use
Apartment 5plus
$257.8K
$225.6K – $300.7K
NOI $18,044 @ 7.0% cap · market cap 3.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$381.7K
$334.0K – $445.3K
NOI $26,718 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
734
Businesses Nearby
Explore this area
Business Placement
Demographics for 33904, FL
32,029
Population
20,401
Households
1.6
Avg Household Size
56
Median Age
29%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
3,302
Density / Sq Mi
$66,933
Median Household Income
$43,829
Median Earnings
$1,665
Median Rent
$347,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - One-story duplex includes central air, an attached garage, and kitchen appliances.
Where is this residential income property located?
The property is located at 3802 SE 12th Avenue Cape Coral, FL.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: 2025 construction with one‑story duplex configuration; Canal‑front setting at 3802 SE 12th Avenue; R3‑W zoning
