Gulf-Access Duplex with
For Sale
$699,900
4504 Se 6th Pl Ab, Cape Coral, FL 33904
Two-bedroom, two-bath units feature laundry rooms, granite kitchens, and expansive enclosed lanais.
Property Size2,358 SF
Price / SF$296.82
Days on Market117
Property Features for 4504 Se 6th Pl Ab
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
laundry rooms
granite counter tops
Florida room lanai
storage closet
concrete dock
water view
Building Details
Year Built
1972
Listing Agency:
RE/MAX Trend
Listed By:
Christine Maier · License #258023574
(239) 410-9233
Source:
Naplespropertyguide
Added: May 18
Changed: Sep 10
Last Checked: Sep 10 at 2:48PM
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 duplex contains two residential units, each configured with 2 bedrooms, 2 baths, a dedicated laundry room, kitchen with granite countertops, and a large Florida room lanai with a storage closet. A solar-heated pool serves the property, while the seawall includes a concrete dock for each side and views where waterways intersect. The roof is new, the water heater dates to 2019, and the AC system was installed in 2018. The property was built in 1972 and measures 2,358 square feet.
Unit A is unfurnished and positioned for annual renting. Unit B is fully furnished for seasonal renting. The property is in a quiet Cape Coral neighborhood near downtown and includes transferable flood insurance.
Unit A is unfurnished and positioned for annual renting. Unit B is fully furnished for seasonal renting. The property is in a quiet Cape Coral neighborhood near downtown and includes transferable flood insurance.
Key Highlights
- Gulf access with intersecting water views
- Solar‑heated pool and concrete dock for each side
- Two units, each with 2 bedrooms and 2 baths
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
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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
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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-bedroom, two-bath units feature laundry rooms, granite kitchens, and expansive enclosed lanais.
Where is this duplex located?
The property is located at 4504 Se 6th Pl Ab 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 with intersecting water views; Solar‑heated pool and concrete dock for each side; Two units, each with 2 bedrooms and 2 baths
