Ranch Duplex With Double
For Sale
$569,000
4572/4574 Golfview Boulevard, Lehigh Acres, FL 33973
MULTI_FAMILY - Ranch - Lehigh Acres, FL
Property Size3,920 SF
Lot Size0.29 Acres
Price / SF$145.15
Days on Market294
Property Features for 4572/4574 Golfview Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
6
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 6
Patio and Porch features
Patio
Pets allowed
Yes
Exterior features
Patio
Subdivision
LEHIGH ACRES
Lot features
Rectangular Lot
Directions
Please use Maps
Standard status
Active
APN
33-44-26-L4-08028.0030
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LEHIGH ESTATES UNIT 8 BLK.28 PB 15 PG 88 LOT 3
Tax Annual Amount
646
Legal Description
LEHIGH ESTATES UNIT 8 BLK.28 PB 15 PG 88 LOT 3
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Well
Amenities
front porch
rear porch
high-impact-rated windows and doors
granite countertops
frameless glass shower doors
2 washers and 2 dryers
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Realty Club, LLC
(954) 219-0000
Listed By:
Chita Parus · License #278037960
(754) 255-1555
Added: Oct 29, 2025
Changed: Aug 5
Last Checked: Aug 18 at 8:06AM
MLS# 2025017520
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 newly constructed ranch duplex is being built as a flexible income property. Each unit is designed with high ceilings, including 9'5 ceilings in the bedrooms and 15' in the living room. The kitchen features white Shaker cabinetry, 42' wall cabinets with crown molding, and granite countertops. Flooring is tile, and the bathrooms include frameless glass shower doors.
The property totals approximately 3,920 SF on a 0.286-acre lot and is under construction with a 2025 build year, using block, concrete, and stucco exterior materials. It includes both front and rear porches, plus a patio. Comfort is provided by central electric heating and central air conditioning. Modern appliances are included with 2 washers and 2 dryers, and the home has high-impact-rated windows and doors. A 2-car double garage and spacious driveways support day-to-day use.
Utilities and services include well water and a septic tank sewer system. The certificate of occupancy was issued in July after completion of inspections.
The property totals approximately 3,920 SF on a 0.286-acre lot and is under construction with a 2025 build year, using block, concrete, and stucco exterior materials. It includes both front and rear porches, plus a patio. Comfort is provided by central electric heating and central air conditioning. Modern appliances are included with 2 washers and 2 dryers, and the home has high-impact-rated windows and doors. A 2-car double garage and spacious driveways support day-to-day use.
Utilities and services include well water and a septic tank sewer system. The certificate of occupancy was issued in July after completion of inspections.
Key Highlights
- Approximately 3,920 SF under construction on a 0.286‑acre lot
- 9'5 bedroom ceiling heights and 15' living room ceiling height
- Kitchen with white Shaker cabinetry, 42' wall cabinets with crown molding, and granite countertops
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
$51,886
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
9.12%
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%
$1,037,720
$1.0M
Cap Rate 7%
$741,229
$741.2K
Cap Rate 9%
$576,511
$576.5K
Market Conditions
NOI Build-Up for 3,920 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
$77.6K $19.80/SF
− Vacancy
−$3.5K −$0.89/SF
EGI
$74.1K $18.91/SF
− OpEx
−$22.2K −$5.67/SF
NOI
$51.9K $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%
$1,037,720
Cap Rate 7%
$741,229
Cap Rate 9%
$576,511
Alternative Uses
Best Use
Multifamily LT 5
$741.2K
$648.6K – $864.8K
NOI $51,886 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$686.9K
$601.1K – $801.4K
NOI $48,084 @ 7.0% cap · market cap 8.45%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,365 @ 7.0% cap · market cap 15.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
100
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 - Newly constructed ranch duplex offers porches, central electric HVAC, and a two-car double garage.
Where is this duplex located?
The property is located at 4572/4574 Golfview Boulevard Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Approximately 3,920 SF under construction on a 0.286‑acre lot; 9'5 bedroom ceiling heights and 15' living room ceiling height; Kitchen with white Shaker cabinetry, 42' wall cabinets with crown molding, and granite countertops
