Remodeled Three-Bedroom
New
For Sale
$469,000
3825 /3827 Hollycrest St, Fort Myers, FL 33905
Updated duplex with new roofing, appliances, flooring, driveways, and water treatment systems.
Property Size1,109 SF
Price / SF$422.90
Days on Market7
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
(239) 340-3904
Listed By:
Patty Walker · License #258008061
Source:
Swfloridarealestate
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 29 at 11:34AM
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 substantially updated. Improvements include a metal roof, water treatment systems, interior fixtures, flooring, appliances, sod, and driveways. The property contains three bedrooms and is identified as an income-producing residential asset, with the option to occupy one side while renting the other.
Located in the Buckingham area of Fort Myers, the property combines a residential setting with a two-unit configuration. Its recent physical improvements address both exterior elements and interior finishes, providing a refreshed offering for an owner-occupant or residential income property buyer.
Located in the Buckingham area of Fort Myers, the property combines a residential setting with a two-unit configuration. Its recent physical improvements address both exterior elements and interior finishes, providing a refreshed offering for an owner-occupant or residential income property buyer.
Key Highlights
- Three‑bedroom duplex in the Buckingham area of Fort Myers
- New metal roof and water treatment systems
- New flooring, fixtures, and appliances
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
Property Profile
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 duplex with new roofing, appliances, flooring, driveways, and water treatment systems.
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: Three‑bedroom duplex in the Buckingham area of Fort Myers; New metal roof and water treatment systems; New flooring, fixtures, and appliances
