Remodeled Duplex with Metal
For Sale
$469,000
3825/3827 Hollycrest St, Fort Myers, FL 33905
Updated two-unit property includes new systems, appliances, flooring, driveways, and sod.
Property Size1,109 SF
Price / SF$422.90
Days on Market82
Property Features for 3825/3827 Hollycrest St
General Information
Standard status
Active
Size
1,109 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2005
Listing Agency:
RE/MAX Gulf Coast Living
Listed By:
Patty Walker · License #258008061
(239) 340-3904
Source:
Naplesareapropertysearch
Added: Jun 15
Changed: Sep 2
Last Checked: Sep 1 at 8:05PM
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 RE/MAX Gulf Coast Living
Investment Insights
Based on property information with market context.
This duplex at 3825/3827 Hollycrest St in Fort Myers was built in 2005 and has been remodeled with practical updates throughout. The property includes three bedrooms, a new metal roof, water treatment systems, fixtures, flooring, appliances, sod, and driveways.
The two-unit layout provides a separate side that can be rented while the other is occupied, supporting both residential use and additional income potential. Its Buckingham location places the property within the Fort Myers market.
The two-unit layout provides a separate side that can be rented while the other is occupied, supporting both residential use and additional income potential. Its Buckingham location places the property within the Fort Myers market.
Key Highlights
- Duplex at 3825/3827 Hollycrest St, Fort Myers, FL 33905
- Built in 2005
- Three‑bedroom configuration
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
$14,679
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
3.13%
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%
$293,580
$293.6K
Cap Rate 7%
$209,700
$209.7K
Cap Rate 9%
$163,100
$163.1K
Market Conditions
NOI Build-Up for 1,109 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
$22.0K $19.80/SF
− Vacancy
−$988 −$0.89/SF
EGI
$21.0K $18.91/SF
− OpEx
−$6.3K −$5.67/SF
NOI
$14.7K $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 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%
$293,580
Cap Rate 7%
$209,700
Cap Rate 9%
$163,100
Alternative Uses
Best Use
Multifamily LT 5
$209.7K
$183.5K – $244.7K
NOI $14,679 @ 7.0% cap · market cap 3.13%
Second Best
Apartment 5plus
$194.3K
$170.0K – $226.7K
NOI $13,603 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$349.0K
$305.4K – $407.2K
NOI $24,433 @ 7.0% cap · market cap 5.21%
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
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 33905, FL
37,692
Population
17,337
Households
2.2
Avg Household Size
41
Median Age
22%
College-Educated
79%
High-School Grad
40.2 sq mi
ZIP Area
938
Density / Sq Mi
$70,009
Median Household Income
$36,923
Median Earnings
$1,509
Median Rent
$260,400
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 - Updated two-unit property includes new systems, appliances, flooring, driveways, and sod.
Where is this duplex located?
The property is located at 3825/3827 Hollycrest St Fort Myers, FL.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: Duplex at 3825/3827 Hollycrest St, Fort Myers, FL 33905; Built in 2005; Three‑bedroom configuration
