Newer Construction Duplex with
For Sale
$425,000
2308/2310 Haviland Ave S, Lehigh Acres, FL 33973
Residential Income, Duplex, LEHIGH ACRES, FL
Property Size2,444 SF
Lot Size0.29 Acres
Price / SF$173.90
Days on Market95
Property Features for 2308/2310 Haviland Ave S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RM-2
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bathroom 3, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 3, Bedroom 1, Bedroom 2
Patio and Porch features
Patio
Pets allowed
Yes
Subdivision
LEHIGH ACRES
Lot features
Regular, Regular
Special listing conditions
Short Sale
Standard status
Active
APN
04-45-26-L1-05016.0030
Size
2,444 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 5 BLK 16 PB 15 PG 85 LOT 3
Tax Annual Amount
7059
Legal Description
LEHIGH ESTATES UNIT 5 BLK 16 PB 15 PG 85 LOT 3
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Well
Amenities
private covered porches
attached garages
Building Details
Year built
2023
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Keller Williams Realty Naples
(239) 449-1000
Listed By:
Freddy Garcia
(239) 409-5929
Added: Jun 5
Changed: Sep 5
Last Checked: Sep 7 at 1:06PM
MLS# 226022117
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.
Built in 2023, this duplex contains 2,444 square feet with four bedrooms, four bathrooms, and two-car garages. The two-unit configuration includes open living areas, tile flooring, granite countertops, stainless steel appliances, spacious bedrooms, finished bathrooms, and private covered porches. Concrete block and stucco construction, shingle roofing, central cooling, and electric heating and cooling complete the improvements. The property is served by a well and is zoned RM-2.
Located at 2308/2310 Haviland Ave S in Lehigh Acres, the property offers access to SR-82 and is within reach of Fort Myers, shopping, dining, schools, and major employment centers. A tenant is in place, and the property has rental history. Each residence includes an attached garage and low-maintenance tile flooring.
Located at 2308/2310 Haviland Ave S in Lehigh Acres, the property offers access to SR-82 and is within reach of Fort Myers, shopping, dining, schools, and major employment centers. A tenant is in place, and the property has rental history. Each residence includes an attached garage and low-maintenance tile flooring.
Key Highlights
- Duplex built in 2023 with 2,444 square feet
- Four bedrooms and four bathrooms across the two‑unit property
- Two‑car garages with private covered porches
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
$32,350
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
7.61%
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%
$647,000
$647.0K
Cap Rate 7%
$462,143
$462.1K
Cap Rate 9%
$359,444
$359.4K
Market Conditions
NOI Build-Up for 2,444 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
$48.4K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$46.2K $18.91/SF
− OpEx
−$13.9K −$5.67/SF
NOI
$32.3K $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%
$647,000
Cap Rate 7%
$462,143
Cap Rate 9%
$359,444
Alternative Uses
Best Use
Multifamily LT 5
$462.1K
$404.4K – $539.2K
NOI $32,350 @ 7.0% cap · market cap 7.61%
Second Best
Apartment 5plus
$428.3K
$374.7K – $499.7K
NOI $29,979 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$769.2K
$673.1K – $897.4K
NOI $53,846 @ 7.0% cap · market cap 12.67%
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
85
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
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 - Two-unit residential property with tile interiors, covered porches, and attached garages in Lehigh Acres.
Where is this duplex located?
The property is located at 2308/2310 Haviland Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Duplex built in 2023 with 2,444 square feet; Four bedrooms and four bathrooms across the two‑unit property; Two‑car garages with private covered porches
