Remodeled Two-Unit
For Sale
$555,000
8264-8268 Matanzas Rd, Fort Myers, FL 33967
Updated interiors, private lanais, and separate laundry serve each side of this income-producing residential property.
Property Size2,042 SF
Price / SF$271.79
Days on Market127
Property Features for 8264-8268 Matanzas Rd
General Information
Standard status
Active
Size
2,042 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
private lanai
separate laundry
Building Details
Year Built
2004
Buildings
1
Listing Agency:
Premiere Plus Realty Company
(941) 400-7508
Listed By:
Jennifer Powell
Source:
Naplesareahomesearch
Added: Apr 25
Changed: Aug 28
Last Checked: Aug 29 at 10:27AM
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 Premiere Plus Realty Company
Investment Insights
Based on property information with market context.
Built in 2004, this 2,042-square-foot duplex includes two residences, each configured with two bedrooms and two bathrooms. Both units have undergone remodeling, including new countertops, flooring, baseboards, and interior and exterior paint. Separate laundry facilities are provided for each residence, and each side includes a private lanai. One lanai area is fenced for pets.
The property is located at 8264-8268 Matanzas Rd in Fort Myers, within San Carlos Park. Gulf Coast Town Center, I-75, US41, RSW Airport, restaurants, and shops are all described as being only minutes away. The two-unit layout and updated finishes provide a clear residential income-property configuration.
The property is located at 8264-8268 Matanzas Rd in Fort Myers, within San Carlos Park. Gulf Coast Town Center, I-75, US41, RSW Airport, restaurants, and shops are all described as being only minutes away. The two-unit layout and updated finishes provide a clear residential income-property configuration.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 2 baths in each residence
- 2,042‑square‑foot property built in 2004
- Both units remodeled with new countertops, flooring, baseboards, and paint
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
$27,029
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
4.87%
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%
$540,580
$540.6K
Cap Rate 7%
$386,129
$386.1K
Cap Rate 9%
$300,322
$300.3K
Market Conditions
NOI Build-Up for 2,042 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
$40.4K $19.80/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$38.6K $18.91/SF
− OpEx
−$11.6K −$5.67/SF
NOI
$27.0K $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%
$540,580
Cap Rate 7%
$386,129
Cap Rate 9%
$300,322
Alternative Uses
Best Use
Multifamily LT 5
$386.1K
$337.9K – $450.5K
NOI $27,029 @ 7.0% cap · market cap 4.87%
Second Best
Apartment 5plus
$357.8K
$313.1K – $417.5K
NOI $25,048 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$642.7K
$562.4K – $749.8K
NOI $44,989 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
165
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 - Updated interiors, private lanais, and separate laundry serve each side of this income-producing residential property.
Where is this duplex located?
The property is located at 8264-8268 Matanzas Rd Fort Myers, FL.
What is the asking price?
The asking price for this property is $555,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 2 baths in each residence; 2,042‑square‑foot property built in 2004; Both units remodeled with new countertops, flooring, baseboards, and paint
