Renovated Duplex with
For Sale
$519,900
617 /619 Se 12th Ct, Cape Coral, FL 33990
Updated income-producing duplex with fenced yards, screened lanais, and municipal water and sewer service.
Property Size2,470 SF
Price / SF$210.49
Days on Market39
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
fenced yards
Building Details
Year Built
1994
Buildings
1
Tenancy
Multi
Listing Agency:
Sposen Realty & Development
(239) 699-1974
Listed By:
Ellison Espinal · License #258020755
Source:
Swfloridarealestate
Added: Jul 22
Changed: Aug 28
Last Checked: Aug 28 at 8:14PM
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 Sposen Realty & Development
Investment Insights
Based on property information with market context.
This 1994 duplex provides 2,470 square feet across two renovated units. Each side includes 3 bedrooms, 2 bathrooms, 1,235 square feet of living space, a 2-car garage, an individually fenced yard, and a screened lanai. Improvements include new flooring, quartz countertops, cabinetry, Samsung stainless steel appliances, complete replumbing, updated trim and baseboards, new interior doors, and a newer roof.
The property is located at 617/619 SE 12th Ct in Cape Coral, with access to Fort Myers via both bridges and proximity to Cape Coral Hospital. The duplex is in Flood Zone X, has never flooded, and is served by city water and sewer. Assessments are paid in full, and both units are occupied by tenants with a few months remaining on their leases.
The property is located at 617/619 SE 12th Ct in Cape Coral, with access to Fort Myers via both bridges and proximity to Cape Coral Hospital. The duplex is in Flood Zone X, has never flooded, and is served by city water and sewer. Assessments are paid in full, and both units are occupied by tenants with a few months remaining on their leases.
Key Highlights
- Two‑unit property totaling 2,470 square feet
- Each unit has 3 bedrooms, 2 bathrooms, and 1,235 square feet
- Each side includes a 2‑car garage, fenced yard, and screened lanai
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
6.29%
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 6.29%
Second Best
Apartment 5plus
$432.8K
$378.7K – $505.0K
NOI $30,298 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$640.9K
$560.8K – $747.7K
NOI $44,863 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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 - Updated income-producing duplex with fenced yards, screened lanais, and municipal water and sewer service.
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 $519,900.
What are key features of this property?
This property features: Two‑unit property totaling 2,470 square feet; Each unit has 3 bedrooms, 2 bathrooms, and 1,235 square feet; Each side includes a 2‑car garage, fenced yard, and screened lanai
