4110 Castilla Cir
Description
13-Unit Multifamily Portfolio with Strong Income, Flexible Exit Options & Professional Management
Villas at Venezia presents a rare opportunity to acquire a stabilized, cash-flowing multifamily portfolio in the heart of Fort Myers—one of Southwest Florida’s fastest-growing rental markets. Built in 2006, this well-maintained 13-unit complex consists of six (3 Bed / 2 Bath) and seven (2 Bed / 2 Bath) condominium-style residences averaging...Investment Opportunity – Villas at Venezia | Fort Myers, Florida
13-Unit Multifamily Portfolio with Strong Income, Flexible Exit Options & Professional Management
Villas at Venezia presents a rare opportunity to acquire a stabilized, cash-flowing multifamily portfolio in the heart of Fort Myers—one of Southwest Florida’s fastest-growing rental markets. Built in 2006, this well-maintained 13-unit complex consists of six (3 Bed / 2 Bath) and seven (2 Bed / 2 Bath) condominium-style residences averaging just over 1,000 square feet each. The property maintains 96% occupancy with a multi-year track record of minimal vacancy, reflecting tenant stability and sustained rental demand within the submarket.
A distinguishing feature of this investment is that each unit has its own Property Identification Number (PID), providing investors the flexibility to sell units individually or in bundled packages—allowing for adaptable exit strategies uncommon among small- to mid-size multifamily assets.
At the current average rent of approximately $1,290 per month ($1.26 per SF), the property generates an annual gross income of roughly $201,000 (2024 actuals), with a pro forma potential of about $215,000 as rents move toward market averages of $1,400–$1,500 per unit.
Operating expenses are well managed at approximately $55,000 annually (˜28% of Effective Gross Income), resulting in an in-place Net Operating Income (NOI) of $139,000 and a pro forma NOI near $155,000.
Based on the new asking price of $2,150,000 ($165,385 per unit | $161 per SF), the investment delivers a current cap rate of approximately 6.5% and a pro forma cap rate approaching 7.2%, supported by consistent performance and professional management.
Ownership stability is enhanced by SWFL CAM, Inc., which recently assumed association management—achieving notable cost efficiencies—alongside a local professional property manager who oversees day-to-day operations, making this a truly turnkey, passive investment. As the seller notes:
“My ownership experience has been simple and seamless—I collect a nice check every month.”
Located minutes from downtown Fort Myers, major employers, and key retail corridors, Villas at Venezia benefits from exceptional accessibility and strong regional fundamentals. Fort Myers continues to experience robust population and job growth, with 50,000+ new residents and 24,000+ new households projected over the next five years—driving sustained demand for quality rental housing and long-term appreciation potential.
All financial information is based on 2024 actuals and subject to change. Updated rent rolls, income statements, and association budgets will be provided upon request, LOI, or Offer to Purchase. Buyers are encouraged to verify all financial data and perform their own due diligence prior to purchase.
Listing Agents
![Mike Darda]()
mike.darda@compass.comP: (239)-542-2822
![Andrew Darda]()
andrew.darda@compass.comP: (239)-849-3883
Property Details for 4110 Castilla Circle
Property Details for 4110 Castilla Circle
| Status | Active |
|---|---|
| MLS # | 2025014645 |
| Days on Market | 44 |
| Taxes | $2,436 / year |
| HOA Fees | - |
| Condo/Co-op Fees | - |
| Compass Type | Multi Family |
| MLS Type | Commercial Sale / Multi Family |
| Year Built | 2006 |
| Lot Size | 0.17 AC / 7,326 SF |
| County | Lee County |
Location
Building Information for 4110 Castilla Circle
Payment Calculator
$10,827 per month
30 year fixed, 6.28% Interest
$10,624
$203
$0
Property Information for 4110 Castilla Circle
- Building Name: Villas at Venezia Condominiums
- City: Fort Myers
- Directions: Head east and turn right onto Boy Scout Dr, which becomes Fowler Street. Continue onto Fowler Street, turn right onto Colonial Boulevard, and then turn left onto Metro Parkway.
- Human Modified: Yes
- Latitude: 26.60
- Longitude: -81.85
- MLS Area Major: FM04 - Fort Myers Area
- Postal Code: 33916
- Street Name: Castilla
- Street Number: 4110
- Street Suffix: CIR
- Full Address: 4110 Castilla CIR
- Location: Prime Fort Myers location just minutes from Downtown, I-75, and major employers. Villas at Venezia offers residents easy access to shopping, dining, beaches, and top job centers—positioned for strong rental demand and long-term growth.
- Covered Spaces: .00
- Amenity Rec Fee: $.00
- Application Fee: $.00
- Association Fee Total Frequency: Annually
- Association Fee 2: $.00
- Tax Annual Amount: $2,436.23
- Tax Year: 2024
- Transfer Fee: $.00
- Association Fee 3: $.00
- Parcel Number: 31-44-25-P4-02622.0103
- Property Type: Commerical
- Acres: 0.1682
- Lot Size Area: 0.1682
- Source of Measurements: Appraiser
- Lot Size Units: Acres
- Legal Desc: VILLAS AT VENEZIA CONDO DESC IN INST#2006-342945 BLDG 22 UNIT 104, 105, 106, 205, 101, 106, 202, 204, 101, 102, 201, 203, 206
- Current Use: Multi Family
- Property Condition: Resale
- Property Sub Type: Multi Family
- Special Assessment: 0.00
- Year Built Numeric: 2006
- Land Lease Fee: $.00
- Lease Considered: No
- Sale Or Lease Includes: Building And Land
- One Time Land Lease Fee: $.00
- One Time Mandatory Club Fee: $.00
- One Time Othe Fee: $.00
- One Time Special Assessment Fee: $.00
- Sewer: None
- Utilities: Electricity Available, Water Available
- Water: None
- Annual Food And Beverage Minimum: 0.00
- Total Floors: 2
- Architectural Style: Low Rise
- Canal Width: None
- Exterior Features: None
- Fencing: Yard Fenced
- Security Features: Fire Sprinkler System
- Gulf Access: No
- Cooling: Yes
- Elevator Text Details: None
- Heating: Yes
- Interior Features: Fire Sprinkler
- One Time Rec Lease Fee: $.00
Property History for 4110 Castilla Circle
| Date | Event & Source | Price | Appreciation |
|---|---|---|---|
| Oct 21, 2025 | Listed (Active) FORTMLS #2025014645 | $2,150,000 | — |
| Date | Event & Source | Price |
|---|---|---|
| 10/21/2025 | Listed (Active) FORTMLS #2025014645 | $2,150,000 |
For completeness, Compass often displays two records for one sale: the MLS record and the public record.
Schools near 4110 Castilla Circle
Rating | School | Type | Grades | Distance |
|---|---|---|---|---|
| Public - | PK to 5 | |||
| Public - | PK to 5 | |||
| Public - | PK to 5 | |||
| Public - | PK to 5 |
Rating | School | Distance |
|---|---|---|
San Carlos Park Elementary School PublicPK to 5 | ||
Heights Elementary School PublicPK to 5 | ||
Villas Elementary School PublicPK to 5 | ||
Three Oaks Elementary School PublicPK to 5 |
School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.
Similar Homes
Similar Sold Homes
Explore Nearby Homes
- Belle Vue Homes for Sale
- Castalina Homes for Sale
- Dean Park Historic District Homes for Sale
- Downtown Fort Myers Homes for Sale
- Downtown Fort Myers Historic District Homes for Sale
- Dunbar Homes for Sale
- East 1st Street Homes for Sale
- East Fort Myers Homes for Sale
- Eastwood Village Homes for Sale
- Forest Lake Townhomes Homes for Sale
- Fort Myers Estates Homes for Sale
- Franklin Park Homes for Sale
- Lincoln Park Homes for Sale
- Metro Park Homes for Sale
- Piedmont Gardens Homes for Sale
- Fort Myers Homes for Sale
- North Fort Myers Homes for Sale
- Cape Coral Homes for Sale
- Lehigh Acres Homes for Sale
- Alva Homes for Sale
- Estero Homes for Sale
- Fort Myers Beach Homes for Sale
- Bonita Springs Homes for Sale
- Sanibel Homes for Sale
- St. James City Homes for Sale
- Bokeelia Homes for Sale
- Punta Gorda Homes for Sale
- Felda Homes for Sale
- LaBelle Homes for Sale
- Captiva Homes for Sale
- 33917 Homes for Sale
- 33907 Homes for Sale
- 33966 Homes for Sale
- 33901 Homes for Sale
- 33903 Homes for Sale
- 33905 Homes for Sale
- 33902 Homes for Sale
- 33913 Homes for Sale
- 33912 Homes for Sale
- 33919 Homes for Sale
- 33909 Homes for Sale
- 33971 Homes for Sale
- 33990 Homes for Sale
- 33904 Homes for Sale
- 33973 Homes for Sale
No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of descriptions or measurements (including square footage measurements and property condition), such should be independently verified, and Compass expressly disclaims any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the discretion of the seller. No financial or legal advice provided. Equal Housing Opportunity.
The information is being provided in part by Southwest Florida Multiple Listing Service, Broker Reciprocity Program ("BR Program") of M.L.S. of Naples, Inc. ("Naples MLS"), under License No. NCOMPN2, and MarcoMls. Information deemed reliable but not guaranteed. Information is provided for consumers' personal, non-commercial use, and may not be used for any purpose other than the identification of potential properties for purchase. Copyright 2025 Southwest Florida Multiple Listing Service and MarcoMls. All Rights Reserved. The data relating to real estate for sale displayed on this website comes in part from the Broker Reciprocity Program ("BR Program") of M.L.S. of Naples, Inc. ("Naples MLS"), under License No. NCOMPN2 and MarcoMls. Properties listed with brokerage firms other than Compass are marked with the "BR House" logo. Detailed information about such properties includes the name of the brokerage firm with which the seller has listed the property. The properties displayed may not be all the properties listed with brokerage firms participating in the Naples MLS BR Program, or contained in the database compilation of Naples MLS.
