Renovated Duplex with Modern
For Sale
$374,990
610 Se 13th Ct, Cape Coral, FL 33990
Two updated residential units feature refreshed interiors, contemporary kitchens, and immediate occupancy potential.
Property Size2,100 SF
Price / SF$178.57
Days on Market208
Property Features for 610 Se 13th Ct
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1981
Listing Agency:
Watersedge Realty Group LLC
(239) 633-7255
Listed By:
Steve Corbin · License #258030049
Source:
Naplesareapropertysearch
Added: Feb 4
Changed: Aug 31
Last Checked: Aug 30 at 6:14PM
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 Watersedge Realty Group LLC
Investment Insights
Based on property information with market context.
This 2,100-square-foot duplex, built in 1981, has undergone recent renovations on both sides. Improvements include new cabinetry, appliances, and plumbing, along with stainless steel appliances, quartz countertops, and a walk-in shower in the primary bathroom. The property is configured as two-bedroom, two-bathroom duplex space and is available for immediate occupancy.
The property is located at 610 SE 13th Ct in Cape Coral, behind Cape Coral Hospital and near Caloosa Elementary. The combination of updated interiors and a two-unit layout provides a straightforward residential property configuration for an owner or operator seeking renovated multifamily space.
The property is located at 610 SE 13th Ct in Cape Coral, behind Cape Coral Hospital and near Caloosa Elementary. The combination of updated interiors and a two-unit layout provides a straightforward residential property configuration for an owner or operator seeking renovated multifamily space.
Key Highlights
- 2,100‑square‑foot duplex at 610 SE 13th Ct, Cape Coral, FL 33990
- Both sides recently renovated with new cabinetry, appliances, and plumbing
- Stainless steel appliances and quartz countertops
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
$27,796
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
7.41%
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%
$555,920
$555.9K
Cap Rate 7%
$397,086
$397.1K
Cap Rate 9%
$308,844
$308.8K
Market Conditions
NOI Build-Up for 2,100 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
$41.6K $19.80/SF
− Vacancy
−$1.9K −$0.89/SF
EGI
$39.7K $18.91/SF
− OpEx
−$11.9K −$5.67/SF
NOI
$27.8K $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%
$555,920
Cap Rate 7%
$397,086
Cap Rate 9%
$308,844
Alternative Uses
Best Use
Multifamily LT 5
$397.1K
$347.5K – $463.3K
NOI $27,796 @ 7.0% cap · market cap 7.41%
Second Best
Apartment 5plus
$368.0K
$322.0K – $429.3K
NOI $25,759 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$544.9K
$476.8K – $635.7K
NOI $38,143 @ 7.0% cap · market cap 10.17%
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
1,694
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 - Two updated residential units feature refreshed interiors, contemporary kitchens, and immediate occupancy potential.
Where is this duplex located?
The property is located at 610 Se 13th Ct Cape Coral, FL.
What is the asking price?
The asking price for this property is $374,990.
What are key features of this property?
This property features: 2,100‑square‑foot duplex at 610 SE 13th Ct, Cape Coral, FL 33990; Both sides recently renovated with new cabinetry, appliances, and plumbing; Stainless steel appliances and quartz countertops
