Newer Two-Unit
For Sale
$585,000
1103-1101 S Harold Ave, Lehigh Acres, FL 33973
Two residences offer modern layouts, private garages, and covered lanais for flexible occupancy.
Property Size4,000 SF
Price / SF$146.25
Days on Market14
Property Features for 1103-1101 S Harold Ave
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Asking Price
$585,000
Amenities
impact-resistant windows and doors
covered lanais
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Realty One Group Mvp
(941) 375-2456
Listed By:
Medway Realty · License #274500881
(941) 375-2456
Source:
Movetosarasotafl
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 30 at 4:01PM
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 Realty One Group Mvp
Investment Insights
Based on property information with market context.
Built in 2025, this duplex contains two separate 3-bedroom, 2-bath residences within approximately 4,000 square feet. Each unit features an open-concept floor plan with generous living space, quartz countertops, stainless-steel appliances, contemporary finishes, and a private primary suite. Impact-resistant windows and doors, private garages, and covered lanais add functional value to both residences.
The property uses well and septic systems with underground utilities and is located in Lehigh Acres. Access to SR-82, I-75, Fort Myers, Southwest Florida International Airport, shopping, dining, and schools places daily services and regional destinations within reach. The two-unit configuration supports occupying one residence while renting the other or leasing both units.
The property uses well and septic systems with underground utilities and is located in Lehigh Acres. Access to SR-82, I-75, Fort Myers, Southwest Florida International Airport, shopping, dining, and schools places daily services and regional destinations within reach. The two-unit configuration supports occupying one residence while renting the other or leasing both units.
Key Highlights
- Two 3‑bedroom, 2‑bath residences
- Approximately 4,000 square feet built in 2025
- Quartz countertops and stainless‑steel appliances 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
$52,945
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
9.05%
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%
$1,058,900
$1.1M
Cap Rate 7%
$756,357
$756.4K
Cap Rate 9%
$588,278
$588.3K
Market Conditions
NOI Build-Up for 4,000 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
$79.2K $19.80/SF
− Vacancy
−$3.6K −$0.89/SF
EGI
$75.6K $18.91/SF
− OpEx
−$22.7K −$5.67/SF
NOI
$52.9K $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%
$1,058,900
Cap Rate 7%
$756,357
Cap Rate 9%
$588,278
Alternative Uses
Best Use
Multifamily LT 5
$756.4K
$661.8K – $882.4K
NOI $52,945 @ 7.0% cap · market cap 9.05%
Second Best
Apartment 5plus
$700.9K
$613.3K – $817.8K
NOI $49,065 @ 7.0% cap · market cap 8.39%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,128 @ 7.0% cap · market cap 15.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
94
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 - Two residences offer modern layouts, private garages, and covered lanais for flexible occupancy.
Where is this duplex located?
The property is located at 1103-1101 S Harold Ave Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath residences; Approximately 4,000 square feet built in 2025; Quartz countertops and stainless‑steel appliances in each unit
