Canalfront
New
For Sale
$565,000
542 542/544 Se 6th Ter, Cape Coral, FL 33990
Two mirrored residences each offer three bedrooms, two bathrooms, and an open-plan interior in a waterfront setting.
Property Size2,316 SF
Price / SF$243.96
Days on Market4
Property Features for 542 542/544 Se 6th Ter
General Information
Standard status
Active
Size
2,316 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Listing Agency:
Plus Realty LLC
Listed By:
Lisa Sheriff · License #278529335
(954) 608-5445
Source:
Swfloridarealestate
Added: Sep 24
Last Checked: Sep 26 at 10:13AM
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.
Built in 2026, this duplex contains 2,316 square feet across two residences, each arranged with three bedrooms and two bathrooms. Open-plan interiors feature tile flooring, 10-foot ceilings, wood cabinetry with soft-close hardware, and finished details. The primary bathroom has a double-sink vanity, and a barn-style door separates the suite. A privacy-glazed glass entry door admits natural light while screening the interior.
The property occupies three lots along a canal, with a south-facing backyard overlooking the water. The yard has room for a pool, according to the property details.
The property occupies three lots along a canal, with a south-facing backyard overlooking the water. The yard has room for a pool, according to the property details.
Key Highlights
- Two residences, each with 3 bedrooms and 2 bathrooms
- 2,316 square feet; built in 2026
- Waterfront property spanning three lots
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
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Open 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
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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 mirrored residences each offer three bedrooms, two bathrooms, and an open-plan interior in a waterfront setting.
Where is this duplex located?
The property is located at 542 542/544 Se 6th Ter 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: Two residences, each with 3 bedrooms and 2 bathrooms; 2,316 square feet; built in 2026; Waterfront property spanning three lots
