Fully Occupied Duplex
For Sale
Contact for pricing
521 SW 8th Place, Cape Coral, FL 33991
Fourteen-unit rental portfolio with modern construction, three-bedroom layouts, and upgraded residential features.
Property Size16,576 SF
Price / SF$233.77
Days on Market72
Property Features for 521 SW 8th Place
General Information
Standard status
Active
Size
16,576 SF
Property subtype
Multifamily
Zoning
RML
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$328,980
Building Details
Buildings
7
Units
14
Tenancy
Multi
Listing Agency:
LSI Companies
(563) 505-2197
Listed By:
Alec Burke · License #FL SL3548362
Source:
Crexi
Added: Jun 22
Changed: Aug 30
Last Checked: Aug 30 at 4:02AM
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 LSI Companies
Investment Insights
Based on property information with market context.
This portfolio comprises seven duplex properties totaling 14 units, with each residence configured as a three-bedroom, two-bath home. The units average 1,184 square feet and feature open layouts, upgraded finishes, enhanced bathrooms, screened lanais, and oversized garages. Construction dates include five properties completed in 2024 and two completed in 2022. The buildings use concrete block construction, and the portfolio has no history of flood damage.
All units are occupied under annual leases. Residents pay their own utilities, with water and electric separately metered for each unit. The properties are located at 521 SW 8th Place, Cape Coral, FL 33991, and carry RML zoning. Fully paid utility assessments are included across the portfolio.
All units are occupied under annual leases. Residents pay their own utilities, with water and electric separately metered for each unit. The properties are located at 521 SW 8th Place, Cape Coral, FL 33991, and carry RML zoning. Fully paid utility assessments are included across the portfolio.
Key Highlights
- 14 units across seven duplex properties, all configured as 3‑bed/2‑bath residences
- Five properties built in 2024 and two built in 2022
- Average unit size of 1,184 Sq. Ft.
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
$219,405
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
5.66%
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%
$4,388,100
$4.4M
Cap Rate 7%
$3,134,357
$3.1M
Cap Rate 9%
$2,437,833
$2.4M
Market Conditions
NOI Build-Up for 16,576 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
$328.2K $19.80/SF
− Vacancy
−$14.8K −$0.89/SF
EGI
$313.4K $18.91/SF
− OpEx
−$94.0K −$5.67/SF
NOI
$219.4K $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%
$4,388,100
Cap Rate 7%
$3,134,357
Cap Rate 9%
$2,437,833
Alternative Uses
Best Use
Multifamily LT 5
$3.13M
$2.74M – $3.66M
NOI $219,405 @ 7.0% cap · market cap 5.66%
Second Best
Apartment 5plus
$2.90M
$2.54M – $3.39M
NOI $203,325 @ 7.0% cap · market cap 5.25%
Theoretical Best
Office A
$4.30M
$3.76M – $5.02M
NOI $301,073 @ 7.0% cap · market cap 7.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
405
Businesses Nearby
Explore this area
Business Placement
Demographics for 33991, FL
26,381
Population
11,563
Households
2.3
Avg Household Size
45
Median Age
25%
College-Educated
94%
High-School Grad
12.8 sq mi
ZIP Area
2,061
Density / Sq Mi
$82,927
Median Household Income
$41,773
Median Earnings
$1,914
Median Rent
$351,100
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 - Fourteen-unit rental portfolio with modern construction, three-bedroom layouts, and upgraded residential features.
Where is this duplex located?
The property is located at 521 SW 8th Place Cape Coral, FL.
What is the asking price?
The asking price for this property is $3,874,900.
What are key features of this property?
This property features: 14 units across seven duplex properties, all configured as 3‑bed/2‑bath residences; Five properties built in 2024 and two built in 2022; Average unit size of 1,184 Sq. Ft.
