Contemporary Duplex with
For Sale
$480,000
109/111 Harry Avenue S, Lehigh Acres, FL 33973
ResidentialIncome, Lehigh Acres, FL
Property Size2,388 SF
Lot Size0.29 Acres
Price / SF$201.01
Days on Market13
Property Features for 109/111 Harry Avenue S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Bathroom 2, Bathroom 1
Patio and Porch features
Patio
Pets allowed
Yes
Exterior features
SprinklerIrrigation, Patio
Subdivision
LEHIGH ACRES
Lot features
Rectangular Lot, Sprinklers Automatic
Directions
USE GPS PLEASE. THANKS FOR SHOWING MY LISTING
Standard status
Active
APN
33-44-26-L2-07002.0200
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 7 BLK 2 PB 15 PG 87 LOT 20
Tax Annual Amount
805
Legal Description
LEHIGH ESTATES UNIT 7 BLK 2 PB 15 PG 87 LOT 20
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Electric, Ceiling Fan(s), Central Air
Water source
Well
Building Details
Year built
2025
Number of units
2
Flooring type
Tile
Building materials
Block, Concrete, Stucco, WoodFrame
Roof type
Shingle
Architectural style
Other
Listing Agency:
Debora Brito Sunshine 5 Star Realty Inc.
(786) 288-6823
Listed By:
Debora Brito Martinez · License #258027723
(786) 288-6823
Added: Aug 19
Changed: Aug 26
Last Checked: Aug 31 at 3:06PM
MLS# 2026035326
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 duplex at 109/111 Harry Avenue S in Lehigh Acres offers two residential units with matching three-bedroom, two-bathroom layouts. Each side includes a two-car garage, screened lanai, open-concept living areas, quartz countertops, stainless steel appliances, impact-resistant windows and doors, contemporary finishes, and tile flooring. The property was built in 2025 and includes central air conditioning, electric heating, ceiling fans, a shingle roof, block, concrete, stucco, and wood-frame construction.
The improvements contain approximately 2,388 sq. ft. of total A/C living area on a 0.287-acre lot. The property has no HOA and is served by a well and septic tank. Its Lehigh Acres location provides access to shopping, dining, schools, and major roads.
The improvements contain approximately 2,388 sq. ft. of total A/C living area on a 0.287-acre lot. The property has no HOA and is served by a well and septic tank. Its Lehigh Acres location provides access to shopping, dining, schools, and major roads.
Key Highlights
- Two‑unit duplex with matching three‑bedroom, two‑bathroom layouts
- Approximately 2,388 sq. ft. of total A/C living area
- Each unit includes a 2‑car garage and screened lanai
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
$31,608
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
6.59%
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%
$632,160
$632.2K
Cap Rate 7%
$451,543
$451.5K
Cap Rate 9%
$351,200
$351.2K
Market Conditions
NOI Build-Up for 2,388 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
$47.3K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$45.2K $18.91/SF
− OpEx
−$13.5K −$5.67/SF
NOI
$31.6K $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%
$632,160
Cap Rate 7%
$451,543
Cap Rate 9%
$351,200
Alternative Uses
Best Use
Multifamily LT 5
$451.5K
$395.1K – $526.8K
NOI $31,608 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$418.5K
$366.2K – $488.2K
NOI $29,292 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$751.6K
$657.7K – $876.9K
NOI $52,612 @ 7.0% cap · market cap 10.96%
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
201
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 - Each unit includes three bedrooms, two bathrooms, a two-car garage, and a screened lanai.
Where is this duplex located?
The property is located at 109/111 Harry Avenue S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $480,000.
What are key features of this property?
This property features: Two‑unit duplex with matching three‑bedroom, two‑bathroom layouts; Approximately 2,388 sq. ft. of total A/C living area; Each unit includes a 2‑car garage and screened lanai
