Gulf-Access Duplex on Rubicon
For Sale
$440,000
3914 Se 12th Ave, Cape Coral, FL 33904
Two residential sides are available for rental or owner occupancy, with furniture potentially included.
Property Size2,133 SF
Price / SF$206.28
Days on Market376
Property Features for 3914 Se 12th Ave
General Information
Standard status
Active
Size
2,133 SF
Property subtype
Residential Income
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,708
Building Details
Buildings
1
Listing Agency:
Cyrus International Realty Cor
(239) 738-9600
Listed By:
Mohsen Cyrus · License #258009415
(239) 738-9600
Source:
Exprealty
Added: Aug 8, 2025
Changed: Aug 15
Last Checked: Aug 17 at 4:40PM
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 Cyrus International Realty Cor
Investment Insights
Based on property information with market context.
This duplex provides two separate residential sides for a new owner to rent or occupy. The property offers Gulf access along the 200-foot Rubicon Canal and is positioned approximately five minutes from the River. Furniture may remain with the property at no additional charge.
Recent improvements include impact-resistant windows and whole-building repiping completed in 2024. The property is located in SE Cape Coral with access to schools, shopping, entertainment, the University, the international airport, and Highway 75.
Recent improvements include impact-resistant windows and whole-building repiping completed in 2024. The property is located in SE Cape Coral with access to schools, shopping, entertainment, the University, the international airport, and Highway 75.
Key Highlights
- Gulf‑access duplex on the 200‑foot Rubicon Canal
- Approximately 5 minutes from the River
- Impact‑resistant windows installed as part of ongoing upgrades
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
$28,233
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
6.42%
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%
$564,660
$564.7K
Cap Rate 7%
$403,329
$403.3K
Cap Rate 9%
$313,700
$313.7K
Market Conditions
NOI Build-Up for 2,133 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
$42.2K $19.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$40.3K $18.91/SF
− OpEx
−$12.1K −$5.67/SF
NOI
$28.2K $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%
$564,660
Cap Rate 7%
$403,329
Cap Rate 9%
$313,700
Alternative Uses
Best Use
Multifamily LT 5
$403.3K
$352.9K – $470.6K
NOI $28,233 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$373.8K
$327.1K – $436.1K
NOI $26,164 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$553.5K
$484.3K – $645.7K
NOI $38,742 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,471
Businesses Nearby
Explore this area
Business Placement
Demographics for 33904, FL
32,029
Population
20,401
Households
1.6
Avg Household Size
56
Median Age
29%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
3,302
Density / Sq Mi
$66,933
Median Household Income
$43,829
Median Earnings
$1,665
Median Rent
$347,100
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 residential sides are available for rental or owner occupancy, with furniture potentially included.
Where is this duplex located?
The property is located at 3914 Se 12th Ave Cape Coral, FL.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Gulf‑access duplex on the 200‑foot Rubicon Canal; Approximately 5 minutes from the River; Impact‑resistant windows installed as part of ongoing upgrades
