Gulf-Access Duplex with
For Sale
$699,900
4504 Se 6th Pl Unit 1, Cape Coral, FL 33904
Two residences feature private docks, a solar-heated pool, and different furnishing options for annual or seasonal renting.
Property Size2,358 SF
Price / SF$296.82
Days on Market60
Property Features for 4504 Se 6th Pl Unit 1
General Information
Standard status
Active
Size
2,358 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Amenities
solar heated pool
lanai
concrete dock
Building Details
Year Built
1972
Buildings
1
Listing Agency:
RE/MAX Trend
(239) 410-9233
Listed By:
Christine Maier · License #258023574
Source:
Naplesareahomesearch
Added: Jul 1
Changed: Aug 28
Last Checked: Aug 29 at 10:36AM
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 RE/MAX Trend
Investment Insights
Based on property information with market context.
This Gulf-access duplex contains two 2-bedroom, 2-bath residences, each with a large laundry room, granite kitchen countertops, a Florida room lanai, and a storage closet. A new roof, fresh paint, and a solar-heated pool are among the property improvements. The total building area is 2,358 square feet, and the structure was built in 1972.
Each side has a concrete dock along the seawall and views across intersecting waterways. Unit A is unfurnished for annual renting, while Unit B is fully furnished for seasonal renting. The property is located at 4504 SE 6th Pl Unit 1, Cape Coral, FL 33904, near downtown. Transferable flood insurance is included.
Each side has a concrete dock along the seawall and views across intersecting waterways. Unit A is unfurnished for annual renting, while Unit B is fully furnished for seasonal renting. The property is located at 4504 SE 6th Pl Unit 1, Cape Coral, FL 33904, near downtown. Transferable flood insurance is included.
Key Highlights
- Gulf‑access duplex with a solar‑heated pool
- Two 2‑bedroom, 2‑bath residences totaling 2,358 square feet
- Concrete dock serving each side at the seawall
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
$31,211
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
4.46%
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%
$624,220
$624.2K
Cap Rate 7%
$445,871
$445.9K
Cap Rate 9%
$346,789
$346.8K
Market Conditions
NOI Build-Up for 2,358 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
$46.7K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$44.6K $18.91/SF
− OpEx
−$13.4K −$5.67/SF
NOI
$31.2K $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%
$624,220
Cap Rate 7%
$445,871
Cap Rate 9%
$346,789
Alternative Uses
Best Use
Multifamily LT 5
$445.9K
$390.1K – $520.2K
NOI $31,211 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$413.2K
$361.6K – $482.1K
NOI $28,924 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$611.8K
$535.4K – $713.8K
NOI $42,829 @ 7.0% cap · market cap 6.12%
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
1,692
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 residences feature private docks, a solar-heated pool, and different furnishing options for annual or seasonal renting.
Where is this duplex located?
The property is located at 4504 Se 6th Pl Unit 1 Cape Coral, FL.
What is the asking price?
The asking price for this property is $699,900.
What are key features of this property?
This property features: Gulf‑access duplex with a solar‑heated pool; Two 2‑bedroom, 2‑bath residences totaling 2,358 square feet; Concrete dock serving each side at the seawall
