Duplex With Two-Bedroom
For Sale
$650,000
4438 Pine Lake Rd, Bonita Springs, FL 34134
Built in 2001, the property offers separate residences with private entrances and independent living arrangements.
Property Size2,500 SF
Price / SF$260
Days on Market28
Property Features for 4438 Pine Lake Rd
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
2001
Listing Agency:
Coldwell Banker Realty
(732) 682-1320
Listed By:
Kyle Johnson
Source:
Naplespropertyguide
Added: Aug 1
Changed: Aug 28
Last Checked: Aug 25 at 7:22AM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This 2,500-square-foot duplex, completed in 2001, contains two distinct residences with matching two-bedroom, two-bathroom layouts. Each unit has its own entrance and an independent living arrangement, providing separation between occupants within the same property. The configuration accommodates rental use, an owner-occupied setup, or shared occupancy by separate households.
The property is located at 4438 Pine Lake Rd in Bonita Springs, Florida. The surrounding area provides access to shopping, dining, major roadways, Gulf beaches, and attractions throughout Southwest Florida. Its two-unit design combines residential functionality with flexible occupancy options for buyers evaluating a multifamily property.
The property is located at 4438 Pine Lake Rd in Bonita Springs, Florida. The surrounding area provides access to shopping, dining, major roadways, Gulf beaches, and attractions throughout Southwest Florida. Its two-unit design combines residential functionality with flexible occupancy options for buyers evaluating a multifamily property.
Key Highlights
- Two separate 2‑bedroom, 2‑bathroom residences
- 2,500 square feet of total property size
- Private entrances for each unit
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
$33,091
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
5.09%
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%
$661,820
$661.8K
Cap Rate 7%
$472,729
$472.7K
Cap Rate 9%
$367,678
$367.7K
Market Conditions
NOI Build-Up for 2,500 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
$49.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$47.3K $18.91/SF
− OpEx
−$14.2K −$5.67/SF
NOI
$33.1K $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%
$661,820
Cap Rate 7%
$472,729
Cap Rate 9%
$367,678
Alternative Uses
Best Use
Multifamily LT 5
$472.7K
$413.6K – $551.5K
NOI $33,091 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 4.72%
Theoretical Best
Office A
$786.9K
$688.5K – $918.0K
NOI $55,080 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
Explore this area
Business Placement
Demographics for 34134, FL
15,906
Population
15,051
Households
1.1
Avg Household Size
70
Median Age
55%
College-Educated
98%
High-School Grad
13.4 sq mi
ZIP Area
1,187
Density / Sq Mi
$122,102
Median Household Income
$56,170
Median Earnings
$1,814
Median Rent
$659,600
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 - Built in 2001, the property offers separate residences with private entrances and independent living arrangements.
Where is this duplex located?
The property is located at 4438 Pine Lake Rd Bonita Springs, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Two separate 2‑bedroom, 2‑bathroom residences; 2,500 square feet of total property size; Private entrances for each unit
