Duplex with One-Car
For Sale
$499,900
104/106 Hightower Ave S, Lehigh Acres, FL 33973
Residential Income, Duplex, LEHIGH ACRES, FL
Property Size3,140 SF
Lot Size0.28 Acres
Price / SF$159.20
Days on Market51
Property Features for 104/106 Hightower Ave S
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 1, Bathroom 2, Bedroom 6, Bathroom 3, Bedroom 5, Bathroom 4, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 3
Pets allowed
Yes
Subdivision
LEHIGH ACRES
Lot features
Oversize, Oversize
Standard status
Active
APN
33-44-26-L1-08011.0160
Size
3,140 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 8 BLK 11 PB 15 PG 88 LOT 16
Tax Annual Amount
1264
Legal Description
LEHIGH ESTATES UNIT 8 BLK 11 PB 15 PG 88 LOT 16
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:
Premiere Plus Realty Company
(239) 732-7837
Listed By:
Gio Valencia · License #249525717
(239) 285-9065
Added: Jul 10
Changed: Aug 19
Last Checked: Aug 29 at 4:06PM
MLS# 226025443
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 under-construction duplex offers 3,140 square feet with six bedrooms and four bathrooms across the two-unit property. Each residence includes a one-car garage, laundry area, kitchen, custom closet storage, and ventilated pantry shelving. Interior specifications include 24x24 ceramic tile, recessed LED lighting, quartz kitchen and bathroom surfaces, stainless steel appliances, wood cabinetry, and upgraded shower fixtures. Impact-rated doors and windows, full gutters and soffits, sprinkler irrigation, and rock landscaping are also planned. The structure uses concrete block and stucco construction with a shingle roof, central heating, and central air conditioning.
The property sits on a 0.28-acre corner lot in Lehigh Acres, near shopping, major routes, and everyday services. RM-2 zoning, well water, and a septic tank are documented for the site. A one-year systems and appliance warranty and a 10-year structural warranty are included in the offering.
The property sits on a 0.28-acre corner lot in Lehigh Acres, near shopping, major routes, and everyday services. RM-2 zoning, well water, and a septic tank are documented for the site. A one-year systems and appliance warranty and a 10-year structural warranty are included in the offering.
Key Highlights
- 3,140‑square‑foot duplex with 6 bedrooms and 4 bathrooms
- Each unit includes a one‑car garage and laundry area
- 0.28‑acre corner lot in Lehigh Acres
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
$41,562
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
8.31%
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%
$831,240
$831.2K
Cap Rate 7%
$593,743
$593.7K
Cap Rate 9%
$461,800
$461.8K
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
$62.2K $19.80/SF
− Vacancy
−$2.8K −$0.89/SF
EGI
$59.4K $18.91/SF
− OpEx
−$17.8K −$5.67/SF
NOI
$41.6K $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%
$831,240
Cap Rate 7%
$593,743
Cap Rate 9%
$461,800
Alternative Uses
Best Use
Multifamily LT 5
$593.7K
$519.5K – $692.7K
NOI $41,562 @ 7.0% cap · market cap 8.31%
Second Best
Apartment 5plus
$550.2K
$481.5K – $641.9K
NOI $38,516 @ 7.0% cap · market cap 7.70%
Theoretical Best
Office A
$988.3K
$864.8K – $1.15M
NOI $69,180 @ 7.0% cap · market cap 13.84%
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
191
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Under construction with separate kitchens, laundry areas, and RM-2 zoning.
Where is this duplex located?
The property is located at 104/106 Hightower Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 3,140‑square‑foot duplex with 6 bedrooms and 4 bathrooms; Each unit includes a one‑car garage and laundry area; 0.28‑acre corner lot in Lehigh Acres
