Duplex with Flexible
For Sale
$315,000
4913 Viceroy St, Cape Coral, FL 33904
Two residences provide a mix of existing tenancy and immediate availability for an owner-occupant or new tenant.
Property Size1,800 SF
Price / SF$175
Days on Market95
Property Features for 4913 Viceroy St
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 2BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,665
Listing Agency:
Blue Line Realty of SWFL
(239) 410-9851
Listed By:
Michael Hollow · License #258019930
(239) 410-9851
Source:
Exprealty
Added: May 15
Changed: Aug 14
Last Checked: Aug 16 at 11:00AM
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 Blue Line Realty of SWFL
Investment Insights
Based on property information with market context.
This 1,800-square-foot duplex contains two separate residences with distinct layouts: one offers two bedrooms and one bathroom, while the other includes one bedroom and one bathroom. One unit is leased to a long-term tenant, and the second is ready for occupancy, creating separate living arrangements within the same property.
The property is situated in Southeast Cape Coral near dining, shopping, schools, parks, and major roadways. It also provides access to the Cape Coral downtown area, the Cape Coral Parkway corridor, and bridges leading to Fort Myers. The two-unit configuration supports a range of occupancy arrangements, including living in one residence while placing a tenant in the other.
The property is situated in Southeast Cape Coral near dining, shopping, schools, parks, and major roadways. It also provides access to the Cape Coral downtown area, the Cape Coral Parkway corridor, and bridges leading to Fort Myers. The two-unit configuration supports a range of occupancy arrangements, including living in one residence while placing a tenant in the other.
Key Highlights
- 1,800‑square‑foot duplex with two separate residences
- Unit mix includes one 2‑bedroom, 1‑bath residence and one 1‑bedroom, 1‑bath residence
- One unit is leased to a long‑term tenant
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
$23,825
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
7.56%
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%
$476,500
$476.5K
Cap Rate 7%
$340,357
$340.4K
Cap Rate 9%
$264,722
$264.7K
Market Conditions
NOI Build-Up for 1,800 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
$35.6K $19.80/SF
− Vacancy
−$1.6K −$0.89/SF
EGI
$34.0K $18.91/SF
− OpEx
−$10.2K −$5.67/SF
NOI
$23.8K $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%
$476,500
Cap Rate 7%
$340,357
Cap Rate 9%
$264,722
Alternative Uses
Best Use
Multifamily LT 5
$340.4K
$297.8K – $397.1K
NOI $23,825 @ 7.0% cap · market cap 7.56%
Second Best
Apartment 5plus
$315.4K
$276.0K – $368.0K
NOI $22,079 @ 7.0% cap · market cap 7.01%
Theoretical Best
Office A
$467.1K
$408.7K – $544.9K
NOI $32,694 @ 7.0% cap · market cap 10.38%
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
2,349
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residences provide a mix of existing tenancy and immediate availability for an owner-occupant or new tenant.
Where is this duplex located?
The property is located at 4913 Viceroy St Cape Coral, FL.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,800‑square‑foot duplex with two separate residences; Unit mix includes one 2‑bedroom, 1‑bath residence and one 1‑bedroom, 1‑bath residence; One unit is leased to a long‑term tenant
