Two-Unit Duplex with
For Sale
$390,000
712 SE 8th St, Cape Coral, FL 33990
Residential Income, Cape Coral, FL
Property Size1,800 SF
Price / SF$216.67
Days on Market76
Property Features for 712 SE 8th St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential (DUPLEX)
Bedrooms
4
Full bathrooms
2
Rooms
Bedroom 2, Bathroom 1, Bedroom 4, Bathroom 2, Bedroom 1, Bedroom 3
Parking
8
Window features
Blinds
Patio and Porch features
Porch
Exterior features
Porch
Subdivision
CAPE CORAL
Lot features
< 1/4 Acre
Standard status
Active
APN
10065969
Size
1,800 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
CAPE CORAL UNIT 23 BLK 1154 PB 14 PG 42 LOTS 16 + 17
Tax Annual Amount
5027
Legal Description
CAPE CORAL UNIT 23 BLK 1154 PB 14 PG 42 LOTS 16 + 17
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Building Details
Year built
1982
Floors in Building
1
Flooring type
Concrete, Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
Grand Realty of America, Corp.
(305) 931-7878
Listed By:
Victoria E Rodriguez PA · License #3176644
(305) 790-8010
Added: Jul 18
Changed: Sep 12
Last Checked: Oct 1 at 11:06PM
MLS# A11998337
Copyright © 2026 Miami REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains two separate units within an approximately 1,800-square-foot residential income property. Each unit provides two bedrooms and one bathroom, creating a straightforward configuration for occupancy or rental use. The 1982-built property features block construction, tile and concrete flooring, shingle roofing, and porches.
Located at 712 SE 8th St in Cape Coral, the property is served by public sewer, with cable available. Heating and cooling are provided through electric central systems, and the exterior includes porch space. The residential layout offers two similarly configured units under one roof, with four bedrooms and two bathrooms in total.
Located at 712 SE 8th St in Cape Coral, the property is served by public sewer, with cable available. Heating and cooling are provided through electric central systems, and the exterior includes porch space. The residential layout offers two similarly configured units under one roof, with four bedrooms and two bathrooms in total.
Key Highlights
- Two‑unit duplex totaling 1,800 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- Built in 1982 with block construction
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
$23,825
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
6.11%
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%
$476,500
$476.5K
Cap Rate 7%
$340,357
$340.4K
Cap Rate 9%
$264,722
$264.7K
Market Conditions
NOI Build-Up for 1,800 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
$35.6K $19.80/SF
− Vacancy
−$1.6K −$0.89/SF
EGI
$34.0K $18.91/SF
− OpEx
−$10.2K −$5.67/SF
NOI
$23.8K $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%
$476,500
Cap Rate 7%
$340,357
Cap Rate 9%
$264,722
Alternative Uses
Best Use
Multifamily LT 5
$340.4K
$297.8K – $397.1K
NOI $23,825 @ 7.0% cap · market cap 6.11%
Second Best
Apartment 5plus
$315.4K
$276.0K – $368.0K
NOI $22,079 @ 7.0% cap · market cap 5.66%
Theoretical Best
Office A
$467.1K
$408.7K – $544.9K
NOI $32,694 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
815
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Block construction with tile and concrete flooring, central heating and air conditioning, and public sewer.
Where is this duplex located?
The property is located at 712 SE 8th St Cape Coral, FL.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,800 square feet; Each unit includes 2 bedrooms and 1 bathroom; Built in 1982 with block construction
