Duplex with Private
For Sale
$549,900
610 /612 Se 13th St, Cape Coral, FL 33990
Two-unit property with open layouts, private garages, and city utility service.
Property Size2,420 SF
Price / SF$227.23
Days on Market17
Property Features for 610 /612 Se 13th St
General Information
Standard status
Active
Size
2,420 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Utilities to Site
Yes
Multifamily Units
2
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Self Realty
(239) 777-4741
Listed By:
Otis Jonuskis · License #249514135
Source:
Swfloridarealestate
Added: Aug 13
Changed: Aug 28
Last Checked: Aug 29 at 12:08PM
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 Self Realty
Investment Insights
Based on property information with market context.
Completed in 2023, this duplex contains 2,420 square feet with a combined six bedrooms and four bathrooms. Each side includes a one-car garage, a large driveway, and an open interior layout finished with tile flooring throughout. White granite countertops, stainless steel appliances, double sinks in the primary bathrooms, and abundant natural light add practical appeal to the interiors.
The property at 610/612 SE 13th St. in Cape Coral is served by city water, sewer, and irrigation. It was built to current building codes, does not require flood insurance, and all assessments have been paid.
The property at 610/612 SE 13th St. in Cape Coral is served by city water, sewer, and irrigation. It was built to current building codes, does not require flood insurance, and all assessments have been paid.
Key Highlights
- 2023‑built duplex with 2,420 square feet
- Combined six bedrooms and four bathrooms
- One‑car garage on each side, plus large driveways
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
$32,032
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
5.83%
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%
$640,640
$640.6K
Cap Rate 7%
$457,600
$457.6K
Cap Rate 9%
$355,911
$355.9K
Market Conditions
NOI Build-Up for 2,420 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
$47.9K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$45.8K $18.91/SF
− OpEx
−$13.7K −$5.67/SF
NOI
$32.0K $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%
$640,640
Cap Rate 7%
$457,600
Cap Rate 9%
$355,911
Alternative Uses
Best Use
Multifamily LT 5
$457.6K
$400.4K – $533.9K
NOI $32,032 @ 7.0% cap · market cap 5.83%
Second Best
Apartment 5plus
$424.1K
$371.1K – $494.7K
NOI $29,684 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$627.9K
$549.4K – $732.6K
NOI $43,955 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
625
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-unit property with open layouts, private garages, and city utility service.
Where is this duplex located?
The property is located at 610 /612 Se 13th St Cape Coral, FL.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 2023‑built duplex with 2,420 square feet; Combined six bedrooms and four bathrooms; One‑car garage on each side, plus large driveways
