Newly Built Duplex with Attached
For Sale
$520,000
845-847 Meadow Rd, Lehigh Acres, FL 33973
MULTI_FAMILY - Other - LEHIGH ACRES, FL
Property Size2,332 SF
Lot Size0.29 Acres
Price / SF$222.98
Days on Market106
Property Features for 845-847 Meadow Rd
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, Bathroom 2, Bedroom 4, Bedroom 3, Bathroom 1, Bedroom 5, Bathroom 3, Bedroom 6, Bathroom 4, Bedroom 1
Patio and Porch features
Patio
Pets allowed
Yes
Subdivision
LEHIGH ACRES
Lot features
Regular, Regular
Standard status
Active
APN
04-45-26-04-00022.0210
Size
2,332 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 4 BLK 22 PB 15 PG 84 LOT 21
Tax Annual Amount
1475
Legal Description
LEHIGH ESTATES UNIT 4 BLK 22 PB 15 PG 84 LOT 21
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Water source
Well
Building Details
Year built
2025
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:
Sonja Packwood
(248) 795-8544
Added: May 3
Changed: Aug 13
Last Checked: Aug 16 at 10:06AM
MLS# 226014217
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.
Under construction duplex at 845–847 Meadow Rd in Lehigh Acres, built in 2025. The property totals 2,332 square feet on a 0.285-acre lot and will feature two attached 1-car garages for everyday convenience. Each side is designed as a spacious 3-bedroom, 2-bath layout, with interior details that include 10-foot ceilings and 8-foot doors, along with quartz surfaces and a full suite of upgraded appliances. Tile flooring and central electric heating and cooling support day-to-day comfort, and the exterior includes a patio. Construction materials are concrete block and stucco, with a shingle roof. Utilities include a well water source and a septic tank sewer system.
Zoned RM-2, the duplex is positioned near the Westminster pocket of Lehigh Acres, with quick access to Fort Myers and minutes from the SR 82 and Daniels Parkway corridor. The surrounding area is described as benefitting from an expanding retail and residential environment, including the Gateway Marketplace (anchored by Publix and Home Depot) slated for completion in 2027 and road improvements such as the widening of Daniels Parkway.
Zoned RM-2, the duplex is positioned near the Westminster pocket of Lehigh Acres, with quick access to Fort Myers and minutes from the SR 82 and Daniels Parkway corridor. The surrounding area is described as benefitting from an expanding retail and residential environment, including the Gateway Marketplace (anchored by Publix and Home Depot) slated for completion in 2027 and road improvements such as the widening of Daniels Parkway.
Key Highlights
- 0.285‑acre lot with 2,332 SF duplex under construction in RM‑2
- Two attached 1‑car garages with epoxy floor, one per side
- Each side offers a 3‑bedroom, 2‑bath layout
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
$30,867
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
5.94%
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%
$617,340
$617.3K
Cap Rate 7%
$440,957
$441.0K
Cap Rate 9%
$342,967
$343.0K
Market Conditions
NOI Build-Up for 2,332 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
$46.2K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$44.1K $18.91/SF
− OpEx
−$13.2K −$5.67/SF
NOI
$30.9K $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%
$617,340
Cap Rate 7%
$440,957
Cap Rate 9%
$342,967
Alternative Uses
Best Use
Multifamily LT 5
$441.0K
$385.8K – $514.5K
NOI $30,867 @ 7.0% cap · market cap 5.94%
Second Best
Apartment 5plus
$408.6K
$357.6K – $476.8K
NOI $28,605 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$734.0K
$642.2K – $856.3K
NOI $51,379 @ 7.0% cap · market cap 9.88%
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
58
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 - Under-construction duplex in RM-2 zoning with two 3-bed, 2-bath units and attached garages.
Where is this duplex located?
The property is located at 845-847 Meadow Rd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 0.285‑acre lot with 2,332 SF duplex under construction in RM‑2; Two attached 1‑car garages with epoxy floor, one per side; Each side offers a 3‑bedroom, 2‑bath layout
