Renovated Duplex with
For Sale
$515,000
617/619 Se 12th Ct, Cape Coral, FL 33990
Income-producing two-unit property with updated interiors, private outdoor areas, and convenient access to Cape Coral Hospital and Fort Myers.
Property Size2,470 SF
Price / SF$208.50
Days on Market170
Property Features for 617/619 Se 12th Ct
General Information
Standard status
Active
Size
2,470 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
screened lanai
individually fenced yards
Building Details
Year Built
1994
Buildings
1
Listing Agency:
Sposen Realty & Development
(239) 699-1974
Listed By:
Ellison Espinal · License #258020755
Source:
Naplesareapropertysearch
Added: Mar 15
Changed: Aug 31
Last Checked: Aug 30 at 5:50PM
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 Sposen Realty & Development
Investment Insights
Based on property information with market context.
Built in 1994, this duplex contains two matching residences, each offering 3 bedrooms, 2 bathrooms, 1,235 square feet of living area, and a 2-car garage. Both units have individually fenced yards and screened lanais. Recent improvements include new flooring, quartz countertops, cabinetry, Samsung stainless steel appliances, replumbing, trim, baseboards, interior doors, and a newer roof.
The property is located in SE Cape Coral at 617/619 SE 12th Ct, with access to Fort Myers via both bridges and Cape Coral Hospital seconds away. The duplex is currently occupied by tenants with several months remaining on their leases. It is in Flood Zone X, has never flooded, and is served by city water and sewer. Assessments are paid in full, and there are no HOA fees.
The property is located in SE Cape Coral at 617/619 SE 12th Ct, with access to Fort Myers via both bridges and Cape Coral Hospital seconds away. The duplex is currently occupied by tenants with several months remaining on their leases. It is in Flood Zone X, has never flooded, and is served by city water and sewer. Assessments are paid in full, and there are no HOA fees.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms per side
- Each residence includes 1,235 square feet of living space and a 2‑car garage
- Renovations include flooring, quartz countertops, cabinets, appliances, replumbing, trim, and interior doors
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
$32,694
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
6.35%
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%
$653,880
$653.9K
Cap Rate 7%
$467,057
$467.1K
Cap Rate 9%
$363,267
$363.3K
Market Conditions
NOI Build-Up for 2,470 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
$48.9K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$46.7K $18.91/SF
− OpEx
−$14.0K −$5.67/SF
NOI
$32.7K $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%
$653,880
Cap Rate 7%
$467,057
Cap Rate 9%
$363,267
Alternative Uses
Best Use
Multifamily LT 5
$467.1K
$408.7K – $544.9K
NOI $32,694 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$432.8K
$378.7K – $505.0K
NOI $30,298 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$640.9K
$560.8K – $747.7K
NOI $44,863 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,741
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 - Income-producing two-unit property with updated interiors, private outdoor areas, and convenient access to Cape Coral Hospital and Fort Myers.
Where is this duplex located?
The property is located at 617/619 Se 12th Ct Cape Coral, FL.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms per side; Each residence includes 1,235 square feet of living space and a 2‑car garage; Renovations include flooring, quartz countertops, cabinets, appliances, replumbing, trim, and interior doors
