Updated Duplex Near Vanderbilt
New
For Sale
$725,000
681/683 95th Avenue N, Naples, FL 34108
Two residences offer separate laundry, paved parking, and distinct living spaces, including a fenced backyard for the rear unit.
Property Size1,529 SF
Days on Market4
Property Features for 681/683 95th Avenue N
General Information
Standard status
Active
Size
1,529 SF
Total Parking Spaces
4
Property subtype
Residential Income
Zoning
EMF-6
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
2
Parking per Unit
2
Taxes and HOA fees
Annual Taxes
$4,723
Building Details
Building Size
1,529 SF
Year Built
1968
Stories
1
Listing Agency:
Local Real Estate LLC
(239) 220-5198
Listed By:
Amber Reyes · License #BEAR-3389672
(239) 220-5198
Source:
Laerrealty
Added: Aug 8
Changed: Aug 11
Last Checked: Aug 11 at 4:47AM
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 Local Real Estate LLC
Investment Insights
Based on property information with market context.
This duplex contains two separate residences with a one-bedroom, one-bath front unit and a two-bedroom, one-bath rear unit. The front residence has been updated and includes an open living area, in-unit laundry, and immediate occupancy. The rear residence provides a kitchen, dining area, living room, utility room with interior laundry, and a private fenced yard; its lease runs through May 2026. Each unit has two paved parking spaces positioned at the front of the property. Built in 1968 and zoned EMF-6, the property is located at 681/683 95th Avenue N in Naples, near Vanderbilt Beach, Mercato, The Turtle Club, LaPlaya Beach & Golf Resort, and the Ritz-Carlton.
Key Highlights
- Duplex with one‑bedroom front unit and two‑bedroom rear unit
- Front residence updated and available for immediate occupancy
- Rear residence leased through May 2026
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
$22,587
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
3.12%
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%
$451,740
$451.7K
Cap Rate 7%
$322,671
$322.7K
Cap Rate 9%
$250,967
$251.0K
Market Conditions
NOI Build-Up for 1,529 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
$33.9K $22.20/SF
− Vacancy
−$1.7K −$1.10/SF
EGI
$32.3K $21.10/SF
− OpEx
−$9.7K −$6.33/SF
NOI
$22.6K $14.77/SF
Area
Collier County, FL
Vacancy
4.94%
Lease Rate
$22.20 /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%
$451,740
Cap Rate 7%
$322,671
Cap Rate 9%
$250,967
Alternative Uses
Best Use
Multifamily LT 5
$322.7K
$282.3K – $376.5K
NOI $22,587 @ 7.0% cap · market cap 3.12%
Second Best
Apartment 5plus
$296.6K
$259.5K – $346.0K
NOI $20,760 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$613.7K
$537.0K – $715.9K
NOI $42,956 @ 7.0% cap · market cap 5.92%
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
1,197
Businesses Nearby
Explore this area
Business Placement
Demographics for 34108, FL
16,142
Population
15,211
Households
1.1
Avg Household Size
66
Median Age
62%
College-Educated
97%
High-School Grad
7.8 sq mi
ZIP Area
2,069
Density / Sq Mi
$120,187
Median Household Income
$48,565
Median Earnings
$2,099
Median Rent
$972,400
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 residences offer separate laundry, paved parking, and distinct living spaces, including a fenced backyard for the rear unit.
Where is this duplex located?
The property is located at 681/683 95th Avenue N Naples, FL.
What is the asking price?
The asking price for this property is $725,000.
What are key features of this property?
This property features: Duplex with one‑bedroom front unit and two‑bedroom rear unit; Front residence updated and available for immediate occupancy; Rear residence leased through May 2026
