New Construction Duplex with Four
For Sale
$539,000
1012-1014 Habershan Ave, Lehigh Acres, FL 33974
Two residential units feature full kitchens and separate utility kitchens, supporting flexible household layouts.
Property Size3,000 SF
Price / SF$179.67
Days on Market146
Property Features for 1012-1014 Habershan Ave
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Listing Agency:
Blue Lighthouse Realty Inc
(855) 550-0528
Listed By:
Jorge Zea Zea · License #277008888
Source:
Napleshomesearches
Added: Apr 8
Changed: Aug 28
Last Checked: Aug 30 at 5:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Blue Lighthouse Realty Inc
Investment Insights
Based on property information with market context.
This new-construction duplex is scheduled for completion in 2026 and contains 3,000 square feet across two residential units. Each unit offers three bedrooms, two bathrooms, a full kitchen, and an additional utility kitchen, creating four kitchens throughout the property.
The property is located at 1012-1014 Habershan Ave in Lehigh Acres, Florida. Fourplex options are also identified for the property, providing an additional configuration to consider.
The property is located at 1012-1014 Habershan Ave in Lehigh Acres, Florida. Fourplex options are also identified for the property, providing an additional configuration to consider.
Key Highlights
- Two‑unit duplex with 3,000 square feet
- Each unit includes 3 bedrooms and 2 bathrooms
- Four kitchens total: a full kitchen and utility kitchen in each unit
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
$31,921
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
5.92%
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%
$638,420
$638.4K
Cap Rate 7%
$456,014
$456.0K
Cap Rate 9%
$354,678
$354.7K
Market Conditions
NOI Build-Up for 3,000 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
$48.6K $16.20/SF
− Vacancy
−$3.0K −$1.00/SF
EGI
$45.6K $15.20/SF
− OpEx
−$13.7K −$4.56/SF
NOI
$31.9K $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%
$638,420
Cap Rate 7%
$456,014
Cap Rate 9%
$354,678
Alternative Uses
Best Use
Multifamily LT 5
$456.0K
$399.0K – $532.0K
NOI $31,921 @ 7.0% cap · market cap 5.92%
Second Best
Apartment 5plus
$396.7K
$347.1K – $462.8K
NOI $27,770 @ 7.0% cap · market cap 5.15%
Theoretical Best
Specialty Retail
$1.15M
$1.01M – $1.35M
NOI $80,844 @ 7.0% cap · market cap 15.00%
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
11
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature full kitchens and separate utility kitchens, supporting flexible household layouts.
Where is this duplex located?
The property is located at 1012-1014 Habershan Ave Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: Two‑unit duplex with 3,000 square feet; Each unit includes 3 bedrooms and 2 bathrooms; Four kitchens total: a full kitchen and utility kitchen in each unit
