Duplex Under Construction With Impact
For Sale
$439,999
700 E 12th St, Lehigh Acres, FL 33972
MULTI_FAMILY - Other - LEHIGH ACRES, FL
Property Size2,272 SF
Lot Size0.24 Acres
Price / SF$193.66
Days on Market16
Property Features for 700 E 12th St
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 6, Bedroom 4, Bathroom 3, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 3, Bathroom 4, Bedroom 1, Bedroom 5
Pets allowed
Yes
Subdivision
TWELFTH STREET PARK
Lot features
Regular, Regular
Standard status
Active
Size
2,272 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
TWELFTH STREET PARK BLK K PB 15 PG 25 LOT 14
Tax Annual Amount
391
Legal Description
TWELFTH STREET PARK BLK K PB 15 PG 25 LOT 14
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Well
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:
EXP Realty LLC
(239) 227-3490
Listed By:
Cathy Cuba
(239) 399-2348
Added: Jul 30
Changed: Aug 13
Last Checked: Aug 14 at 10:06PM
MLS# 226027223
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.
This brand new construction duplex is under construction for RM-2 zoning, built with concrete block and stucco. The property is planned as two units with a total of four bedrooms and four full baths across both sides, plus two flexible dens that can be converted to a third bedroom in each unit.
Interior finishes include 24x48 porcelain tile flooring, 2-tone cabinetry with a pantry, stainless steel GE appliance suite, and quartz countertops. Exterior features include full gutters, an automatic irrigation system, and impact windows and doors, along with a one-year builder warranty.
The duplex is set on a 0.2396-acre lot. Utilities include a well water source and septic tank sewer service, with electric heating and central air conditioning. The roof is shingle, and the building is scheduled for a 2026 year built.
Interior finishes include 24x48 porcelain tile flooring, 2-tone cabinetry with a pantry, stainless steel GE appliance suite, and quartz countertops. Exterior features include full gutters, an automatic irrigation system, and impact windows and doors, along with a one-year builder warranty.
The duplex is set on a 0.2396-acre lot. Utilities include a well water source and septic tank sewer service, with electric heating and central air conditioning. The roof is shingle, and the building is scheduled for a 2026 year built.
Key Highlights
- 0.2396‑acre lot with RM‑2 zoning
- Duplex under construction, year built 2026
- 24x48 porcelain tile flooring
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
$30,073
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
6.83%
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%
$601,460
$601.5K
Cap Rate 7%
$429,614
$429.6K
Cap Rate 9%
$334,144
$334.1K
Market Conditions
NOI Build-Up for 2,272 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
$45.0K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$43.0K $18.91/SF
− OpEx
−$12.9K −$5.67/SF
NOI
$30.1K $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%
$601,460
Cap Rate 7%
$429,614
Cap Rate 9%
$334,144
Alternative Uses
Best Use
Multifamily LT 5
$429.6K
$375.9K – $501.2K
NOI $30,073 @ 7.0% cap · market cap 6.83%
Second Best
Apartment 5plus
$398.1K
$348.4K – $464.5K
NOI $27,869 @ 7.0% cap · market cap 6.33%
Theoretical Best
Office A
$715.1K
$625.7K – $834.3K
NOI $50,057 @ 7.0% cap · market cap 11.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 33972, FL
14,727
Population
5,422
Households
2.7
Avg Household Size
37
Median Age
20%
College-Educated
87%
High-School Grad
25.3 sq mi
ZIP Area
582
Density / Sq Mi
$73,239
Median Household Income
$40,058
Median Earnings
$1,537
Median Rent
$290,300
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 - New duplex under construction with impact windows, central electric HVAC, and private well and septic service.
Where is this duplex located?
The property is located at 700 E 12th St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $439,999.
What are key features of this property?
This property features: 0.2396‑acre lot with RM‑2 zoning; Duplex under construction, year built 2026; 24x48 porcelain tile flooring
