Duplex with Two
For Sale
$495,000
3820/3822 Sw 16th Pl, Cape Coral, FL 33914
Two matching residences combine three-bedroom layouts with private outdoor space and updated interior finishes.
Property Size2,416 SF
Price / SF$204.88
Days on Market379
Property Features for 3820/3822 Sw 16th Pl
General Information
Standard status
Active
Size
2,416 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2019
Buildings
1
Listing Agency:
Starlink Realty, Inc
(239) 233-2838
Listed By:
Joshua Melendez · License #258029479
Source:
Napleshomesearches
Added: Aug 19, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:45PM
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 Starlink Realty, Inc
Investment Insights
Based on property information with market context.
Built in 2019, this duplex contains two residences, each with 3 bedrooms, 2 bathrooms, and a one-car garage. The 2,416-square-foot property features tile flooring, granite countertops, wood cabinetry, volume ceilings, ceiling fans, breakfast bars, and tiled showers. Storm shutters and fenced backyard space are also included.
The property is located at 3820/3822 SW 16th Pl in Cape Coral, Florida, within the 33914 ZIP code. Additional parking is available across the street for guests or a work vehicle. The surrounding area includes schools, shopping, dining, and health care services.
The property is located at 3820/3822 SW 16th Pl in Cape Coral, Florida, within the 33914 ZIP code. Additional parking is available across the street for guests or a work vehicle. The surrounding area includes schools, shopping, dining, and health care services.
Key Highlights
- Two units, each with 3 bedrooms and 2 bathrooms
- 2,416 SF duplex built in 2019
- One‑car garage assigned to each unit
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
$31,979
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
6.46%
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%
$639,580
$639.6K
Cap Rate 7%
$456,843
$456.8K
Cap Rate 9%
$355,322
$355.3K
Market Conditions
NOI Build-Up for 2,416 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
$47.8K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$45.7K $18.91/SF
− OpEx
−$13.7K −$5.67/SF
NOI
$32.0K $13.24/SF
Area
Cape Coral, 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 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%
$639,580
Cap Rate 7%
$456,843
Cap Rate 9%
$355,322
Alternative Uses
Best Use
Multifamily LT 5
$456.8K
$399.7K – $533.0K
NOI $31,979 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$423.4K
$370.4K – $493.9K
NOI $29,635 @ 7.0% cap · market cap 5.99%
Theoretical Best
Office A
$626.9K
$548.5K – $731.4K
NOI $43,882 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
200
Businesses Nearby
Explore this area
Business Placement
Demographics for 33914, FL
42,222
Population
22,936
Households
1.8
Avg Household Size
52
Median Age
28%
College-Educated
95%
High-School Grad
22.4 sq mi
ZIP Area
1,885
Density / Sq Mi
$75,557
Median Household Income
$41,672
Median Earnings
$1,714
Median Rent
$408,800
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 matching residences combine three-bedroom layouts with private outdoor space and updated interior finishes.
Where is this duplex located?
The property is located at 3820/3822 Sw 16th Pl Cape Coral, FL.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 2 bathrooms; 2,416 SF duplex built in 2019; One‑car garage assigned to each unit
