Updated Two-Unit
New
For Sale
$359,900
806-808 Andalusia Blvd, Cape Coral, FL 33909
Two attached residences offer consistent layouts with tile flooring and multiple documented improvements.
Property Size1,740 SF
Price / SF$206.84
Days on Market5
Property Features for 806-808 Andalusia Blvd
General Information
Standard status
Active
Size
1,740 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Furnished
No
Building Details
Year Built
1983
Buildings
1
Listing Agency:
Cachon Realty Group. LLC
(239) 298-1991
Listed By:
Medway Realty
(941) 375-2456
Source:
Movetosarasotafl
Added: Sep 20
Changed: Sep 23
Last Checked: Sep 22 at 4:40PM
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 Cachon Realty Group. LLC
Investment Insights
Based on property information with market context.
Built in 1983, this duplex contains two attached residences, each arranged with two bedrooms and one bathroom. Tile flooring extends throughout the interiors, while hurricane-impact windows and a circular brick-paver driveway add to the property’s physical improvements. The property is offered as-is with the right to inspect, and furniture is excluded from the sale.
Major updates include a roof replacement completed on 2/16/2023, air-conditioning replacement on 1/10/2017, hurricane-impact window installation on 9/28/2007, and completion of the brick-paver circular driveway on 9/17/2020. The property is located at 806-808 Andalusia Blvd in Cape Coral, Florida.
Major updates include a roof replacement completed on 2/16/2023, air-conditioning replacement on 1/10/2017, hurricane-impact window installation on 9/28/2007, and completion of the brick-paver circular driveway on 9/17/2020. The property is located at 806-808 Andalusia Blvd in Cape Coral, Florida.
Key Highlights
- Two attached units, each with 2 bedrooms and 1 bathroom
- Roof replaced 2/16/2023
- Brick‑paver circular driveway completed 9/17/2020
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
$23,031
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
6.40%
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%
$460,620
$460.6K
Cap Rate 7%
$329,014
$329.0K
Cap Rate 9%
$255,900
$255.9K
Market Conditions
NOI Build-Up for 1,740 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
$34.5K $19.80/SF
− Vacancy
−$1.6K −$0.89/SF
EGI
$32.9K $18.91/SF
− OpEx
−$9.9K −$5.67/SF
NOI
$23.0K $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%
$460,620
Cap Rate 7%
$329,014
Cap Rate 9%
$255,900
Alternative Uses
Best Use
Multifamily LT 5
$329.0K
$287.9K – $383.9K
NOI $23,031 @ 7.0% cap · market cap 6.40%
Second Best
Apartment 5plus
$304.9K
$266.8K – $355.7K
NOI $21,343 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$451.5K
$395.1K – $526.7K
NOI $31,604 @ 7.0% cap · market cap 8.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Explore this area
Business Placement
Demographics for 33909, FL
33,063
Population
14,051
Households
2.4
Avg Household Size
39
Median Age
25%
College-Educated
94%
High-School Grad
37.8 sq mi
ZIP Area
875
Density / Sq Mi
$79,096
Median Household Income
$39,912
Median Earnings
$1,773
Median Rent
$292,800
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 - Two attached residences offer consistent layouts with tile flooring and multiple documented improvements.
Where is this duplex located?
The property is located at 806-808 Andalusia Blvd Cape Coral, FL.
What is the asking price?
The asking price for this property is $359,900.
What are key features of this property?
This property features: Two attached units, each with 2 bedrooms and 1 bathroom; Roof replaced 2/16/2023; Brick‑paver circular driveway completed 9/17/2020
