New Construction Waterfront
For Sale
$565,000
542-544 Southeast 6th Terrace, Cape Coral, FL 33990
Each residence offers three bedrooms, two baths, and an open-concept interior with tile finishes.
Property Size2,316 SF
Price / SF$243.96
Days on Market233
Property Features for 542-544 Southeast 6th Terrace
General Information
Standard status
Active
Size
2,316 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,169
Amenities
Central Air, Ceiling Fans, Electric, Yes
Central, Electric, Yes
Tile
2
3
Impact Glass
2.0
No
Shingle
Canal Width 1-30
Poured Concrete, Concrete Block
Duplex
None, Room For Pool, Room for Pool
Reclaimed Water
Non Gated
Other, Duplex
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Plus Realty LLC
Listed By:
Lisa Sheriff · License #278529335
(954) 608-5445
Source:
Compass
Added: Jan 28
Changed: Sep 17
Last Checked: Sep 18 at 10:58AM
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 Plus Realty LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains 2,316 SF with two separately configured residences. Each side provides three bedrooms and two bathrooms, along with an open-concept plan, tile flooring, 10-foot ceilings, soft-close wood cabinetry, and double-sink primary baths. Central air, impact glass, concrete-block construction, and poured-concrete elements are also included.
The property occupies three lots at 542-544 Southeast 6th Terrace in Cape Coral, with a south-facing rear yard overlooking a canal. The outdoor area includes room for a pool, while reclaimed water service and a non-gated setting are additional site features. The duplex format supports separate residential spaces within one waterfront property.
The property occupies three lots at 542-544 Southeast 6th Terrace in Cape Coral, with a south-facing rear yard overlooking a canal. The outdoor area includes room for a pool, while reclaimed water service and a non-gated setting are additional site features. The duplex format supports separate residential spaces within one waterfront property.
Key Highlights
- 2026‑built duplex with 2,316 SF across two residences
- Each side includes 3 bedrooms and 2 bathrooms
- Property spans three lots with a south‑facing canal‑view backyard
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
$30,655
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
5.43%
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%
$613,100
$613.1K
Cap Rate 7%
$437,929
$437.9K
Cap Rate 9%
$340,611
$340.6K
Market Conditions
NOI Build-Up for 2,316 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
$45.9K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$43.8K $18.91/SF
− OpEx
−$13.1K −$5.67/SF
NOI
$30.7K $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%
$613,100
Cap Rate 7%
$437,929
Cap Rate 9%
$340,611
Alternative Uses
Best Use
Multifamily LT 5
$437.9K
$383.2K – $510.9K
NOI $30,655 @ 7.0% cap · market cap 5.43%
Second Best
Apartment 5plus
$405.8K
$355.1K – $473.5K
NOI $28,409 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$600.9K
$525.8K – $701.1K
NOI $42,066 @ 7.0% cap · market cap 7.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
424
Businesses Nearby
Explore this area
Business Placement
Demographics for 33990, FL
32,717
Population
15,483
Households
2.1
Avg Household Size
47
Median Age
24%
College-Educated
89%
High-School Grad
9.3 sq mi
ZIP Area
3,518
Density / Sq Mi
$70,278
Median Household Income
$38,588
Median Earnings
$1,643
Median Rent
$330,500
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 - Each residence offers three bedrooms, two baths, and an open-concept interior with tile finishes.
Where is this duplex located?
The property is located at 542-544 Southeast 6th Terrace Cape Coral, FL.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: 2026‑built duplex with 2,316 SF across two residences; Each side includes 3 bedrooms and 2 bathrooms; Property spans three lots with a south‑facing canal‑view backyard
