Newer Duplex with Private
For Sale
$585,000
1103-1101 Harold Avenue S, Lehigh Acres, FL 33973
ResidentialIncome, Lehigh Acres, FL
Property Size3,025 SF
Lot Size0.28 Acres
Price / SF$193.39
Days on Market32
Property Features for 1103-1101 Harold Avenue S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bathroom 3, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 1, Bathroom 4, Bathroom 2
Patio and Porch features
Patio
Pets allowed
Call
Exterior features
Patio
Subdivision
LEHIGH ACRES
Lot features
Rectangular Lot
Directions
1101-1103 HAROLD AVE S LEHIGH ACRES FL 33973
Standard status
Active
APN
33-44-26-L3-07019.0240
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 7 BLK.19 PB 15 PG 87 LOT 24
Tax Annual Amount
1348
Legal Description
LEHIGH ESTATES UNIT 7 BLK.19 PB 15 PG 87 LOT 24
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Ceiling Fan(s), Electric, Central Air
Water source
Well
Amenities
impact-resistant windows and doors
private garage parking
covered lanais
Building Details
Year built
2025
Number of units
2
Flooring type
Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
MC Realty Services, LLC.
(305) 986-5502
Listed By:
Lourdes Cann · License #279607386
(786) 778-5111
Added: Aug 14
Changed: Sep 12
Last Checked: Sep 14 at 8:06PM
MLS# 2026034783
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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 duplex contains two separate residences, each arranged with three bedrooms and two full bathrooms for a combined total of 6 bedrooms and 4 bathrooms. The approximately 3,025-square-foot property was built in 2025 and includes quartz countertops, stainless-steel appliances, tile flooring, impact-resistant windows and doors, private garages, and covered lanais. Central air conditioning and electric heating serve the residences, with ceiling fans also provided.
The property occupies approximately 0.2839 acres and carries RM-2 zoning. Well and septic systems support the site, while underground utilities are also present. Located in Lehigh Acres, the address provides access to SR-82, shopping, restaurants, schools, and everyday services, with connections to Fort Myers, I-75, and Southwest Florida International Airport.
The property occupies approximately 0.2839 acres and carries RM-2 zoning. Well and septic systems support the site, while underground utilities are also present. Located in Lehigh Acres, the address provides access to SR-82, shopping, restaurants, schools, and everyday services, with connections to Fort Myers, I-75, and Southwest Florida International Airport.
Key Highlights
- Two 3‑bedroom, 2‑bath residences with 6 bedrooms and 4 full bathrooms total
- Approximately 3,025 sq. ft. of living area on approximately 0.2839 acres
- Built in 2025 with quartz countertops and stainless‑steel appliances
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
$40,040
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
6.84%
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%
$800,800
$800.8K
Cap Rate 7%
$572,000
$572.0K
Cap Rate 9%
$444,889
$444.9K
Market Conditions
NOI Build-Up for 3,025 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
$59.9K $19.80/SF
− Vacancy
−$2.7K −$0.89/SF
EGI
$57.2K $18.91/SF
− OpEx
−$17.2K −$5.67/SF
NOI
$40.0K $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%
$800,800
Cap Rate 7%
$572,000
Cap Rate 9%
$444,889
Alternative Uses
Best Use
Multifamily LT 5
$572.0K
$500.5K – $667.3K
NOI $40,040 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$530.1K
$463.8K – $618.4K
NOI $37,105 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$952.1K
$833.1K – $1.11M
NOI $66,647 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Explore this area
Business Placement
Demographics for 33973, FL
12,728
Population
4,286
Households
3
Avg Household Size
28
Median Age
11%
College-Educated
81%
High-School Grad
3.8 sq mi
ZIP Area
3,349
Density / Sq Mi
$57,216
Median Household Income
$34,676
Median Earnings
$1,432
Median Rent
$334,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residences feature contemporary finishes, covered lanais, and private garage parking.
Where is this duplex located?
The property is located at 1103-1101 Harold Avenue S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath residences with 6 bedrooms and 4 full bathrooms total; Approximately 3,025 sq. ft. of living area on approximately 0.2839 acres; Built in 2025 with quartz countertops and stainless‑steel appliances
