Duplex with Screened
For Sale
$669,000
7257 & 7261 Albany Road, Fort Myers, FL 33967
ResidentialIncome, Fort Myers, FL
Property Size4,466 SF
Lot Size0.21 Acres
Price / SF$149.80
Days on Market211
Property Features for 7257 & 7261 Albany Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-2
Bedrooms
6
Bathrooms
5
Full bathrooms
5
Rooms
Bedroom 2, Bathroom 1, Bedroom 6, Bathroom 5, Bedroom 1, Bedroom 3, Bathroom 2, Bathroom 3, Bedroom 4, Bathroom 4, Bedroom 5
Patio and Porch features
Patio
Pets allowed
Yes
Pool private
1
Exterior features
Patio
Subdivision
SAN CARLOS PARK
Lot features
Rectangular Lot
Standard status
Active
APN
08-46-25-16-00017.0360
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SAN CARLOS PARK N ADDN BLK 17 PB 28 PG 16 LOTS 36 THRU 38
Tax Annual Amount
9477
Legal Description
SAN CARLOS PARK N ADDN BLK 17 PB 28 PG 16 LOTS 36 THRU 38
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Ceiling Fan(s), Central Air
Amenities
pool
Building Details
Year built
1983
Number of units
2
Flooring type
Laminate, Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Paradise Real Estate & Rentals, LLC
Listed By:
Dr. Shari Turner McKee · License #258028267
(309) 230-4148
Added: Feb 4
Changed: Aug 26
Last Checked: Sep 3 at 10:06PM
MLS# 2026006192
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
Legally designated as a duplex, this Fort Myers property contains approximately 4,466 square feet of living space across a six-bedroom, five-bathroom layout. Separate entrances and multiple living areas provide distinct residential configurations, while block, concrete, and stucco construction, laminate and tile flooring, and central air conditioning contribute to the existing improvements. A screened-in pool and patio add outdoor amenities.
The property occupies 0.213 acres at 7257 & 7261 Albany Road in the San Carlos Park area. The rear boundary meets a canal incorporated through post-storm drainage improvements. Additional updates include a shingle roof installed in 2023, a solar panel system, and updated A/C systems from approximately 2024. The property is in a non-HOA community with access to shopping, dining, schools, FGCU, and major roadways.
The property occupies 0.213 acres at 7257 & 7261 Albany Road in the San Carlos Park area. The rear boundary meets a canal incorporated through post-storm drainage improvements. Additional updates include a shingle roof installed in 2023, a solar panel system, and updated A/C systems from approximately 2024. The property is in a non-HOA community with access to shopping, dining, schools, FGCU, and major roadways.
Key Highlights
- Approximately 4,466 square feet of living space on a 0.213‑acre parcel
- Legally designated duplex with 6 bedrooms and 5 bathrooms
- Screened‑in pool and patio
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
$59,113
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
8.84%
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%
$1,182,260
$1.2M
Cap Rate 7%
$844,471
$844.5K
Cap Rate 9%
$656,811
$656.8K
Market Conditions
NOI Build-Up for 4,466 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
$88.4K $19.80/SF
− Vacancy
−$4.0K −$0.89/SF
EGI
$84.4K $18.91/SF
− OpEx
−$25.3K −$5.67/SF
NOI
$59.1K $13.24/SF
Area
Lee County, 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%
$1,182,260
Cap Rate 7%
$844,471
Cap Rate 9%
$656,811
Alternative Uses
Best Use
Multifamily LT 5
$844.5K
$738.9K – $985.2K
NOI $59,113 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$782.6K
$684.8K – $913.0K
NOI $54,781 @ 7.0% cap · market cap 8.19%
Theoretical Best
Office A
$1.41M
$1.23M – $1.64M
NOI $98,395 @ 7.0% cap · market cap 14.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
668
Businesses Nearby
Explore this area
Business Placement
Demographics for 33967, FL
28,174
Population
11,685
Households
2.4
Avg Household Size
35
Median Age
36%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,707
Density / Sq Mi
$84,787
Median Household Income
$48,792
Median Earnings
$1,695
Median Rent
$321,800
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 - Screened pool, solar panels, and updated central air support the duplex’s residential configuration.
Where is this duplex located?
The property is located at 7257 & 7261 Albany Road Fort Myers, FL.
What is the asking price?
The asking price for this property is $669,000.
What are key features of this property?
This property features: Approximately 4,466 square feet of living space on a 0.213‑acre parcel; Legally designated duplex with 6 bedrooms and 5 bathrooms; Screened‑in pool and patio
