Duplex With Storm
For Sale
$399,800
3857/3859 KITTYHAWK DRIVE, Fort Myers, FL 33905
Residential Income, Fort Myers, FL
Property Size2,174 SF
Lot Size0.33 Acres
Price / SF$183.90
Days on Market47
Property Features for 3857/3859 KITTYHAWK DRIVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
MULTI UNIT
Bedrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 3, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2, Bathroom 4, Bedroom 2
Parking
4
Security features
Security
Exterior features
Storm/Security Shutters
Subdivision
BUCKINGHAM
Lot features
1/4 to 1/2 Acre Lot
Directions
PALM BEACH BOULEVARD (HIGHWAY 80) EAST TO BUCKINGHAM ROAD. RIGHT ON BUCKINGHAM RD TO LEFT ON CEMETERY RD TO LEFT ON HIGGINS TO RGHT ON KITTYHAWK DRIVE OR USE GPS.
Standard status
Active
APN
03 44 26 09 00041 0030
Size
2,174 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ACRES UNIT 9 BLK PB 26 PG 11 LOT 3
Tax Annual Amount
4185
Legal Description
LEHIGH ACRES UNIT 9 BLK PB 26 PG 11 LOT 3
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Well
Amenities
hurricane shutters
hurricane garage doors
extended driveways
water softener
aerator
Building Details
Year built
2007
Floors in Building
1
Flooring type
Tile, Laminate
Building materials
Block
Roof type
Shingle
Listing Agency:
Keller Williams Legacy · Keller Williams Realty
(954) 358-6000
Listed By:
Harvey Abraham · License #0343641
(954) 802-0444
Added: Jul 18
Changed: Sep 2
Last Checked: Sep 2 at 12:06PM
MLS# A12036462
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2007 block duplex contains 2,174 square feet with four bedrooms and four bathrooms overall. The property occupies approximately 1/3 acre in Buckingham and features tile and laminate flooring, shingle roofing, central electric heating, central air, and ceiling fans. Hurricane shutters and hurricane-rated garage doors are included, along with extended driveways.
One unit is occupied under a month-to-month arrangement, while the second is vacant. The vacant unit includes a full-sized washer and dryer; the occupied unit does not. Both units have a water softener and aerator. The property is served by a well and septic tank, with cable available.
One unit is occupied under a month-to-month arrangement, while the second is vacant. The vacant unit includes a full-sized washer and dryer; the occupied unit does not. Both units have a water softener and aerator. The property is served by a well and septic tank, with cable available.
Key Highlights
- 2,174‑square‑foot duplex with 4 bedrooms and 4 bathrooms
- Approximately 1/3 acre in Buckingham
- One unit rented month to month; second unit vacant
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
$28,776
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
7.20%
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%
$575,520
$575.5K
Cap Rate 7%
$411,086
$411.1K
Cap Rate 9%
$319,733
$319.7K
Market Conditions
NOI Build-Up for 2,174 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
$43.0K $19.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$41.1K $18.91/SF
− OpEx
−$12.3K −$5.67/SF
NOI
$28.8K $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%
$575,520
Cap Rate 7%
$411,086
Cap Rate 9%
$319,733
Alternative Uses
Best Use
Multifamily LT 5
$411.1K
$359.7K – $479.6K
NOI $28,776 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$381.0K
$333.3K – $444.5K
NOI $26,667 @ 7.0% cap · market cap 6.67%
Theoretical Best
Office A
$684.3K
$598.7K – $798.3K
NOI $47,898 @ 7.0% cap · market cap 11.98%
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
32
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 - One residence is leased month to month, while the other is vacant and includes a full-size washer and dryer.
Where is this duplex located?
The property is located at 3857/3859 KITTYHAWK DRIVE Fort Myers, FL.
What is the asking price?
The asking price for this property is $399,800.
What are key features of this property?
This property features: 2,174‑square‑foot duplex with 4 bedrooms and 4 bathrooms; Approximately 1/3 acre in Buckingham; One unit rented month to month; second unit vacant
