Duplex with One-Car
For Sale
$474,900
329/331 Grant Blvd, Lehigh Acres, FL 33974
MULTI_FAMILY - Other - LEHIGH ACRES, FL
Property Size3,140 SF
Lot Size0.28 Acres
Price / SF$151.24
Days on Market63
Property Features for 329/331 Grant Blvd
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 6, Bathroom 1, Bathroom 2, Bathroom 4, Bedroom 1, Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 3
Patio and Porch features
Patio
Pets allowed
Yes
Subdivision
LEHIGH ESTATES
Lot features
Regular, Regular
Standard status
Active
APN
08-45-27-L4-22108.0300
Size
3,140 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SOUTHWOOD UNIT 22 BLK 108 PB 26 PG 85 LOT 30
Tax Annual Amount
474
Legal Description
SOUTHWOOD UNIT 22 BLK 108 PB 26 PG 85 LOT 30
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Well
Amenities
Security Camera System
Building Details
Year built
2026
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Premiere Plus Realty Company
(239) 732-7837
Listed By:
Gio Valencia · License #249525717
(239) 285-9065
Added: Jun 15
Changed: Aug 13
Last Checked: Aug 16 at 9:06AM
MLS# 226022535
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.
Newly built in 2026 and currently under construction, this duplex offers a total layout of 6 bedrooms and 4 bathrooms. Each unit includes its own one-car garage, with dedicated laundry areas and durable epoxy-style floors. Interior finishes include 24x24 ceramic tile flooring, recessed LED lighting, and spiral pendant fixtures. Kitchens feature Quartz Calacatta Plata countertops with waterfall edges, matching backsplashes and window sills, stainless steel appliances, and wood cabinetry with black hardware. Bathrooms include quartz vanities, and the primary suite showers feature rainfall shower heads with LED color options plus handheld sprayers.
The exterior scope is designed for low maintenance and durability, including impact-rated doors and windows, sprinkler irrigation, premium rock landscaping, and full gutters and soffits. The property also includes a sprinkler system and a security camera system.
A 1-year systems and appliance warranty conveys, with a 10-year structural warranty also provided, with terms that can be extended upon agreement.
The exterior scope is designed for low maintenance and durability, including impact-rated doors and windows, sprinkler irrigation, premium rock landscaping, and full gutters and soffits. The property also includes a sprinkler system and a security camera system.
A 1-year systems and appliance warranty conveys, with a 10-year structural warranty also provided, with terms that can be extended upon agreement.
Key Highlights
- 0.2802‑acre lot with duplex construction underway
- Built in 2026 and currently under construction
- Duplex layout with 6 bedrooms and 4 bathrooms
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
$33,411
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
7.04%
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%
$668,220
$668.2K
Cap Rate 7%
$477,300
$477.3K
Cap Rate 9%
$371,233
$371.2K
Market Conditions
NOI Build-Up for 3,140 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
$50.9K $16.20/SF
− Vacancy
−$3.1K −$1.00/SF
EGI
$47.7K $15.20/SF
− OpEx
−$14.3K −$4.56/SF
NOI
$33.4K $10.64/SF
Area
ZIP 33974
Vacancy
6.17%
Lease Rate
$16.20 /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%
$668,220
Cap Rate 7%
$477,300
Cap Rate 9%
$371,233
Alternative Uses
Best Use
Multifamily LT 5
$477.3K
$417.6K – $556.9K
NOI $33,411 @ 7.0% cap · market cap 7.04%
Second Best
Apartment 5plus
$415.2K
$363.3K – $484.4K
NOI $29,065 @ 7.0% cap · market cap 6.12%
Theoretical Best
Specialty Retail
$1.21M
$1.06M – $1.41M
NOI $84,616 @ 7.0% cap · market cap 17.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
47
Businesses Nearby
Explore this area
Business Placement
Demographics for 33974, FL
17,233
Population
5,771
Households
3
Avg Household Size
33
Median Age
16%
College-Educated
84%
High-School Grad
22.4 sq mi
ZIP Area
769
Density / Sq Mi
$65,809
Median Household Income
$33,982
Median Earnings
$1,698
Median Rent
$272,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Under-construction duplex in RM-2 zoning with a patio and one-car garages for each unit.
Where is this duplex located?
The property is located at 329/331 Grant Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $474,900.
What are key features of this property?
This property features: 0.2802‑acre lot with duplex construction underway; Built in 2026 and currently under construction; Duplex layout with 6 bedrooms and 4 bathrooms
