New Construction
For Sale
$450,000
1120/1122 Homer Ave S, Lehigh Acres, FL 33973
Two-unit property with open-concept interiors, contemporary cabinetry, and quartz countertops in the kitchens and bathrooms.
Property Size2,526 SF
Price / SF$178.15
Days on Market66
Property Features for 1120/1122 Homer Ave S
General Information
Standard status
Active
Size
2,526 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Xclusive Homes LLC
(239) 687-0177
Listed By:
Norma Fernandez, PA
Source:
Swflhousesforsale
Added: Jun 27
Changed: Aug 31
Last Checked: Aug 30 at 6:11PM
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 Xclusive Homes LLC
Investment Insights
Based on property information with market context.
This new-construction duplex contains two residential units, each arranged with three bedrooms and two full bathrooms. The interiors use an open-concept layout, contemporary cabinetry, and modern fixtures, with quartz countertops incorporated into the kitchens and bathrooms. The design emphasizes clean lines, natural light, and functional living areas across both residences.
Built in 2026, the property is located at 1120/1122 Homer Ave S in Lehigh Acres, Florida 33973. The offering includes a newly constructed duplex configuration with matching three-bedroom, two-bathroom unit layouts. Marketing photographs depict a similar duplex and may not reflect the actual property’s finishes, colors, features, or appliances.
Built in 2026, the property is located at 1120/1122 Homer Ave S in Lehigh Acres, Florida 33973. The offering includes a newly constructed duplex configuration with matching three-bedroom, two-bathroom unit layouts. Marketing photographs depict a similar duplex and may not reflect the actual property’s finishes, colors, features, or appliances.
Key Highlights
- Two‑unit duplex with matching three‑bedroom, two‑bathroom layouts
- New construction completed in 2026
- Open‑concept living areas in both units
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
$33,435
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
7.43%
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%
$668,700
$668.7K
Cap Rate 7%
$477,643
$477.6K
Cap Rate 9%
$371,500
$371.5K
Market Conditions
NOI Build-Up for 2,526 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
$50.0K $19.80/SF
− Vacancy
−$2.3K −$0.89/SF
EGI
$47.8K $18.91/SF
− OpEx
−$14.3K −$5.67/SF
NOI
$33.4K $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%
$668,700
Cap Rate 7%
$477,643
Cap Rate 9%
$371,500
Alternative Uses
Best Use
Multifamily LT 5
$477.6K
$417.9K – $557.3K
NOI $33,435 @ 7.0% cap · market cap 7.43%
Second Best
Apartment 5plus
$442.6K
$387.3K – $516.4K
NOI $30,985 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$795.0K
$695.7K – $927.6K
NOI $55,653 @ 7.0% cap · market cap 12.37%
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
99
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-unit property with open-concept interiors, contemporary cabinetry, and quartz countertops in the kitchens and bathrooms.
Where is this duplex located?
The property is located at 1120/1122 Homer Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑unit duplex with matching three‑bedroom, two‑bathroom layouts; New construction completed in 2026; Open‑concept living areas in both units
