Updated Duplex with Open Floor
For Sale
$385,900
4012/4014 Sw 16th Pl, Cape Coral, FL 33914
Two updated units offer open layouts and inside laundry in a residential neighborhood.
Property Size1,712 SF
Price / SF$225.41
Days on Market11
Property Features for 4012/4014 Sw 16th Pl
General Information
Standard status
Active
Size
1,712 SF
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Amenities
inside laundry
Building Details
Year Built
1984
Buildings
1
Listing Agency:
Raso Realty Inc
Listed By:
Tiffani Willaford · License #252013469
(239) 542-2254
Source:
Naplespropertyguide
Added: Sep 8
Changed: Sep 13
Last Checked: Sep 18 at 7:46AM
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 Raso Realty Inc
Investment Insights
Based on property information with market context.
Built in 1984, this duplex contains 1,712 square feet with two separate units, each featuring an open living arrangement and inside laundry. Recent improvements include a new roof installed 3/2026, hot water heaters, impact windows and sliders, plumbing fixtures, doors, locks, cabinetry, vanities, bathroom fixtures, tile, and waterproof LVP flooring. Both interiors and the full exterior have been painted. The property also includes mature landscaping, city water, sewer service, and non-potable irrigation water.
The duplex is located at 4012/4014 SW 16th Pl in Cape Coral, within a single-family residential neighborhood. Shopping, schools, churches, restaurants, storage facilities, boating, and the library are nearby, with the library within walking distance. Downtown Cape Coral is minutes away and offers festivals, art shows, bike nights, restaurants, and year-round entertainment. Current home and flood insurance is transferable to the new owner, and no assessments are owed.
The duplex is located at 4012/4014 SW 16th Pl in Cape Coral, within a single-family residential neighborhood. Shopping, schools, churches, restaurants, storage facilities, boating, and the library are nearby, with the library within walking distance. Downtown Cape Coral is minutes away and offers festivals, art shows, bike nights, restaurants, and year-round entertainment. Current home and flood insurance is transferable to the new owner, and no assessments are owed.
Key Highlights
- Duplex with 1,712 square feet and two separate units
- New roof installed 3/2026
- Impact windows and sliders installed throughout
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
$22,661
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
5.87%
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%
$453,220
$453.2K
Cap Rate 7%
$323,729
$323.7K
Cap Rate 9%
$251,789
$251.8K
Market Conditions
NOI Build-Up for 1,712 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
$33.9K $19.80/SF
− Vacancy
−$1.5K −$0.89/SF
EGI
$32.4K $18.91/SF
− OpEx
−$9.7K −$5.67/SF
NOI
$22.7K $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%
$453,220
Cap Rate 7%
$323,729
Cap Rate 9%
$251,789
Alternative Uses
Best Use
Multifamily LT 5
$323.7K
$283.3K – $377.7K
NOI $22,661 @ 7.0% cap · market cap 5.87%
Second Best
Apartment 5plus
$300.0K
$262.5K – $350.0K
NOI $21,000 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$444.2K
$388.7K – $518.3K
NOI $31,095 @ 7.0% cap · market cap 8.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
212
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two updated units offer open layouts and inside laundry in a residential neighborhood.
Where is this duplex located?
The property is located at 4012/4014 Sw 16th Pl Cape Coral, FL.
What is the asking price?
The asking price for this property is $385,900.
What are key features of this property?
This property features: Duplex with 1,712 square feet and two separate units; New roof installed 3/2026; Impact windows and sliders installed throughout
