Duplex with Updated
New
For Sale
$359,900
806 806-808 Andalusia Blvd, Cape Coral, FL 33909
Each residence offers two bedrooms, one bathroom, and tile flooring throughout.
Property Size1,740 SF
Price / SF$206.84
Days on Market7
Property Features for 806 806-808 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
Tenancy
Multi
Listing Agency:
RE/MAX Trend
Listed By:
Joe Castagna · License #258008256
(239) 872-8433
Source:
Swfloridarealestate
Added: Sep 28
Last Checked: Oct 2 at 10:08PM
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 RE/MAX Trend
Investment Insights
Based on property information with market context.
This 1983 duplex contains 1,740 square feet, with two bedrooms and one bathroom on each side. Tile flooring runs throughout the interiors. Improvements include a roof replacement completed 2/16/2023, a brick-paver circular driveway finished 9/17/2020, and air conditioning replaced 1/10/2017. Hurricane-impact windows were installed 9/28/2007. A large shed is located at the rear of the property.
The property is at 806–808 Andalusia Blvd in Cape Coral, Florida. The duplex is being offered in as-is condition with a right to inspect.
The property is at 806–808 Andalusia Blvd in Cape Coral, Florida. The duplex is being offered in as-is condition with a right to inspect.
Key Highlights
- Two‑bedroom, one‑bathroom layout on each side
- 1,740 square feet; built in 1983
- Roof replacement completed 2/16/2023
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
Multi-tenant
Tenancy
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 - Each residence offers two bedrooms, one bathroom, and tile flooring throughout.
Where is this duplex located?
The property is located at 806 806-808 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‑bedroom, one‑bathroom layout on each side; 1,740 square feet; built in 1983; Roof replacement completed 2/16/2023
