2022 Duplex with Attached
For Sale
$460,000
Pending
3823 Sw 8th Ct, Cape Coral, FL 33914
Two matching rental units offer modern finishes, separate garages, and leases extending into 2027.
Property Size2,254 SF
Days on Market245
Property Features for 3823 Sw 8th Ct
General Information
Standard status
Pending
Size
2,254 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Building Details
Year Built
2022
Buildings
1
Listing Agency:
Realmark Realty Group II LLC
Listed By:
Ted Stout · License #274500881
(239) 313-8020
Source:
Naplespropertyguide
Added: Jan 16
Changed: Sep 9
Last Checked: Sep 18 at 7:35AM
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 Realmark Realty Group II LLC
Investment Insights
Based on property information with market context.
Completed in 2022, this duplex contains two matching residences, each with 2 bedrooms, 2 full bathrooms, a 1-car garage, and 1,127 square feet of living area. Both units use open-concept plans with granite countertops, vinyl plank flooring, and complete kitchen appliance packages. City water and sewer serve the property, while the newer construction supports a lower-maintenance ownership profile.
Existing leases run through January 2027 and February 2027. The property is situated in Southwest Cape Coral near shopping, dining, and major roadways, providing convenient access to everyday services and regional routes.
Existing leases run through January 2027 and February 2027. The property is situated in Southwest Cape Coral near shopping, dining, and major roadways, providing convenient access to everyday services and regional routes.
Key Highlights
- Two‑unit duplex completed in 2022
- Each unit includes 2 bedrooms, 2 full bathrooms, and 1,127 SF
- Each residence has a 1‑car garage
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
$29,835
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
6.49%
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%
$596,700
$596.7K
Cap Rate 7%
$426,214
$426.2K
Cap Rate 9%
$331,500
$331.5K
Market Conditions
NOI Build-Up for 2,254 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
$44.6K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$42.6K $18.91/SF
− OpEx
−$12.8K −$5.67/SF
NOI
$29.8K $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%
$596,700
Cap Rate 7%
$426,214
Cap Rate 9%
$331,500
Alternative Uses
Best Use
Multifamily LT 5
$426.2K
$372.9K – $497.3K
NOI $29,835 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$395.0K
$345.6K – $460.8K
NOI $27,648 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$584.9K
$511.8K – $682.3K
NOI $40,940 @ 7.0% cap · market cap 8.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
218
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 rental units offer modern finishes, separate garages, and leases extending into 2027.
Where is this duplex located?
The property is located at 3823 Sw 8th Ct Cape Coral, FL.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2022; Each unit includes 2 bedrooms, 2 full bathrooms, and 1,127 SF; Each residence has a 1‑car garage
