Three-Bedroom Duplex with
For Sale
$525,000
4620 SW 8th Ct, Cape Coral, FL 33914
Leased duplex with open-concept interiors, contemporary kitchens, tile flooring, and attached garages.
Property Size2,600 SF
Days on Market91
Property Features for 4620 SW 8th Ct
General Information
Standard status
Active
Size
2,600 SF
Property subtype
Residential Income
Zoning
RML
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$9,307
Building Details
Building Size
2,600 SF
Year Built
2024
Buildings
1
Units
2
Listing Agency:
Lifestyle International Realty
(786) 443-3707
Listed By:
Chris Mendoza · License #279660564
(786) 443-3707
Source:
Bartleyrealty
Added: May 21
Changed: Aug 13
Last Checked: Aug 17 at 10:25PM
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 Lifestyle International Realty
Investment Insights
Based on property information with market context.
Completed in 2024, this duplex contains two separate residences, each offering 3 bedrooms, 2 bathrooms, and 1,300 square feet. The interiors feature open living areas, contemporary kitchens with islands and modern appliances, and tile flooring throughout. Ceiling fans are installed in each bedroom, while the primary suites include dual-sink bathrooms. Attached garages provide parking and storage, and each residence includes a patio. The property is currently leased and carries RML zoning.
The duplex is located in Cape Coral near the Cape Coral Bridge, with access to Fort Myers Beach, Sanibel, and Captiva. The surrounding neighborhood is established and described as having no homes directly opposite the property.
The duplex is located in Cape Coral near the Cape Coral Bridge, with access to Fort Myers Beach, Sanibel, and Captiva. The surrounding neighborhood is established and described as having no homes directly opposite the property.
Key Highlights
- 2024 duplex with two 3‑bedroom, 2‑bath residences
- Each unit measures 1,300 sq ft
- Currently leased with flexibility
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
$34,414
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
6.56%
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%
$688,280
$688.3K
Cap Rate 7%
$491,629
$491.6K
Cap Rate 9%
$382,378
$382.4K
Market Conditions
NOI Build-Up for 2,600 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
$51.5K $19.80/SF
− Vacancy
−$2.3K −$0.89/SF
EGI
$49.2K $18.91/SF
− OpEx
−$14.7K −$5.67/SF
NOI
$34.4K $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%
$688,280
Cap Rate 7%
$491,629
Cap Rate 9%
$382,378
Alternative Uses
Best Use
Multifamily LT 5
$491.6K
$430.2K – $573.6K
NOI $34,414 @ 7.0% cap · market cap 6.56%
Second Best
Apartment 5plus
$455.6K
$398.7K – $531.5K
NOI $31,892 @ 7.0% cap · market cap 6.07%
Theoretical Best
Office A
$674.6K
$590.3K – $787.1K
NOI $47,224 @ 7.0% cap · market cap 9.00%
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
157
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 - Leased duplex with open-concept interiors, contemporary kitchens, tile flooring, and attached garages.
Where is this duplex located?
The property is located at 4620 SW 8th Ct Cape Coral, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 2024 duplex with two 3‑bedroom, 2‑bath residences; Each unit measures 1,300 sq ft; Currently leased with flexibility
