Updated Duplex with Open Floor
New
For Sale
$385,900
4012 /4014 Sw 16th Pl, Cape Coral, FL 33914
Both residences include indoor laundry and access to city water, sewer, and non-potable irrigation water.
Property Size1,712 SF
Price / SF$225.41
Days on Market5
Property Features for 4012 /4014 Sw 16th Pl
General Information
Standard status
Active
Size
1,712 SF
Property subtype
Multi-Family
Building Details
Year Built
1984
Listing Agency:
Raso Realty Inc
Listed By:
Tiffani Willaford · License #252013469
(239) 542-2254
Source:
Swfloridarealestate
Added: Sep 28
Last Checked: Oct 1 at 2:23PM
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.
This 1,712-square-foot duplex contains two residences, each with an open floor plan and indoor laundry. Interior updates include luxury vinyl plank flooring in the main living areas, refreshed bathroom tile and fixtures, new cabinets and vanities, and fresh paint on interior walls and ceilings. The exterior has also been painted, and the property has mature landscaping.
Improvements include a roof installed in March 2026, impact-rated windows and sliders, updated plumbing fixtures, doors, locks, and smoke detectors. The property was built in 1984 and has city water, sewer, and non-potable irrigation water. The location is within walking distance of a library and minutes from shopping, schools, restaurants, and downtown Cape Coral.
Improvements include a roof installed in March 2026, impact-rated windows and sliders, updated plumbing fixtures, doors, locks, and smoke detectors. The property was built in 1984 and has city water, sewer, and non-potable irrigation water. The location is within walking distance of a library and minutes from shopping, schools, restaurants, and downtown Cape Coral.
Key Highlights
- Two‑unit duplex totaling 1,712 square feet
- Roof replaced March 2026
- Impact windows and sliders 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
Current Use
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
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 - Both residences include indoor laundry and access to city water, sewer, and non-potable irrigation water.
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: Two‑unit duplex totaling 1,712 square feet; Roof replaced March 2026; Impact windows and sliders throughout
