Duplex Property with Screened
For Sale
$394,888
8092 Sanctuary Dr, Naples, FL 34104
Residential, 1 Story/Ranch, Duplex, NAPLES, FL
Property Size1,668 SF
Price / SF$236.74
Days on Market106
Property Features for 8092 Sanctuary Dr
General Information
Property type
Residential
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bathroom 2, Bedroom 1, Den, Laundry Room, Bathroom 1
Parking
2
Parking features
Driveway
Window features
Window Coverings
Patio and Porch features
Porch
Interior features
Foyer, Pantry, Pull Down Stairs, Smoke Detectors, Vaulted Ceiling(s), Walk-In Closet(s), Window Coverings
Exterior features
Screened Lanai/Porch
Appliances
Dishwasher, Disposal, Dryer, Microwave, Range, Refrigerator/Icemaker, Washer
Subdivision
THE SANCTUARY
Lot features
Zero Lot Line, Zero Lot Line
Elementary school
CALUSA PARK ELEMENTARY
Middle school
EAST NAPLES MIDDLE
High school
GOLDEN GATE
Standard status
Active
APN
71876001628
Size
1,668 SF
Taxes and HOA fees
Tax Year
2025
Tax Description
SANCTUARY AT BLUE HERON, THE A CONDOMINIUM BLDG 41-01
Tax Annual Amount
3685
HOA Fee
$8,228 Annually
Legal Description
SANCTUARY AT BLUE HERON, THE A CONDOMINIUM BLDG 41-01
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric, Ceiling Fan(s)
Amenities
community pool
tennis
pickle ball
clubhouse
Building Details
Year built
2005
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile, Carpet
Building materials
Concrete Block, Stucco
Roof type
Tile
Architectural style
Ranch
Listing Agency:
Downing Frye Realty Inc.
(239) 261-2244
Listed By:
Brenda Anderson
(239) 777-3622
Added: May 21
Changed: Aug 31
Last Checked: Sep 3 at 4:06AM
MLS# 225073181
Copyright © 2026 Naples Area Board of 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 1,668-square-foot ranch-style duplex property in Blue Heron was built in 2005 and includes three bedrooms, two bathrooms, a den, and a dedicated laundry room. Recent improvements include fresh interior paint and new carpet in the bedrooms. The kitchen is equipped with stainless steel appliances, solid surface countertops, and a pantry, while the adjoining great room features vaulted ceilings. The primary suite offers two walk-in closets and an ensuite bathroom with dual sinks, a soaking tub, and a walk-in shower. A screened lanai extends the living area outdoors, and the home also includes tile, vinyl, and carpet flooring, central air, electric heating, and a tile roof.
Community amenities include a pool, tennis courts, pickleball facilities, and a clubhouse. The property is located in Naples near shopping, dining, and I-75 access, with the Gulf of America also noted in the surrounding context.
Community amenities include a pool, tennis courts, pickleball facilities, and a clubhouse. The property is located in Naples near shopping, dining, and I-75 access, with the Gulf of America also noted in the surrounding context.
Key Highlights
- 1,668 SF ranch‑style duplex property built in 2005
- Three bedrooms, two bathrooms, and a den
- Screened lanai/porch with views toward landscaped grounds
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
$24,640
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
6.24%
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%
$492,800
$492.8K
Cap Rate 7%
$352,000
$352.0K
Cap Rate 9%
$273,778
$273.8K
Market Conditions
NOI Build-Up for 1,668 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
$37.0K $22.20/SF
− Vacancy
−$1.8K −$1.10/SF
EGI
$35.2K $21.10/SF
− OpEx
−$10.6K −$6.33/SF
NOI
$24.6K $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%
$492,800
Cap Rate 7%
$352,000
Cap Rate 9%
$273,778
Alternative Uses
Best Use
Multifamily LT 5
$352.0K
$308.0K – $410.7K
NOI $24,640 @ 7.0% cap · market cap 6.24%
Second Best
Apartment 5plus
$323.5K
$283.1K – $377.5K
NOI $22,647 @ 7.0% cap · market cap 5.74%
Theoretical Best
Office A
$669.4K
$585.8K – $781.0K
NOI $46,861 @ 7.0% cap · market cap 11.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
158
Businesses Nearby
Explore this area
Business Placement
Demographics for 34104, FL
25,485
Population
16,062
Households
1.6
Avg Household Size
53
Median Age
33%
College-Educated
91%
High-School Grad
9.9 sq mi
ZIP Area
2,574
Density / Sq Mi
$70,301
Median Household Income
$40,680
Median Earnings
$1,742
Median Rent
$348,600
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 - Ranch-style residence with updated interiors, vaulted ceilings, and access to community recreation amenities.
Where is this duplex located?
The property is located at 8092 Sanctuary Dr Naples, FL.
What is the asking price?
The asking price for this property is $394,888.
What are key features of this property?
This property features: 1,668 SF ranch‑style duplex property built in 2005; Three bedrooms, two bathrooms, and a den; Screened lanai/porch with views toward landscaped grounds
