Under-Construction Duplex with
New
For Sale
$504,900
1146/1148 Eisenhower Boulevard, Lehigh Acres, FL 33974
ResidentialIncome, Lehigh Acres, FL
Property Size3,280 SF
Lot Size0.28 Acres
Price / SF$153.93
Days on Market2
Property Features for 1146/1148 Eisenhower Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 1, Bathroom 2, Bedroom 4, Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 6, Bedroom 2, Bedroom 5
Pets allowed
Yes
Subdivision
LEHIGH ACRES
Lot features
Oversized Lot
Directions
GPS
Standard status
Active
APN
35-45-27-L2-03007.0080
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ACRES UNIT 3 BLK.7 PB 20 PG 70 LOT 8
Tax Annual Amount
463
Legal Description
LEHIGH ACRES UNIT 3 BLK.7 PB 20 PG 70 LOT 8
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Well
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
MGR Realty Services, Inc.
(239) 491-6201
Listed By:
Katia Pazo · License #258023860
(239) 289-4312
Added: Sep 7
Last Checked: Sep 8 at 11:06PM
MLS# 2026037767
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 under-construction duplex is configured as two ranch-style residences, with each side offering 3 bedrooms, 2 bathrooms, 1,196 square feet of living area, and 1,640 square feet of total area. Interior specifications include porcelain tile flooring, impact windows and doors, stainless steel appliances, quartz countertops, wood cabinetry, dual sinks in the primary bathroom, and a walk-in primary closet. Tray ceilings are planned in the living, dining, and primary bedroom areas.
The property occupies a 0.2842-acre corner lot at 1146/1148 Eisenhower Boulevard in Lehigh Acres. Construction uses block, concrete, and stucco, with shingle roofing, central electric heating, central air conditioning, a well water source, and a septic tank. The property is not located in a flood zone and provides access to Fort Myers.
The property occupies a 0.2842-acre corner lot at 1146/1148 Eisenhower Boulevard in Lehigh Acres. Construction uses block, concrete, and stucco, with shingle roofing, central electric heating, central air conditioning, a well water source, and a septic tank. The property is not located in a flood zone and provides access to Fort Myers.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms on each side
- Each residence includes 1,196 SF of living area and 1,640 SF of total area
- 0.2842‑acre corner lot at 1146/1148 Eisenhower Boulevard
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
$34,900
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
6.91%
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%
$698,000
$698.0K
Cap Rate 7%
$498,571
$498.6K
Cap Rate 9%
$387,778
$387.8K
Market Conditions
NOI Build-Up for 3,280 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
$53.1K $16.20/SF
− Vacancy
−$3.3K −$1.00/SF
EGI
$49.9K $15.20/SF
− OpEx
−$15.0K −$4.56/SF
NOI
$34.9K $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%
$698,000
Cap Rate 7%
$498,571
Cap Rate 9%
$387,778
Alternative Uses
Best Use
Multifamily LT 5
$498.6K
$436.3K – $581.7K
NOI $34,900 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$433.7K
$379.5K – $506.0K
NOI $30,361 @ 7.0% cap · market cap 6.01%
Theoretical Best
Specialty Retail
$1.26M
$1.10M – $1.47M
NOI $88,389 @ 7.0% cap · market cap 17.51%
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
20
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 ranch-style residences feature upgraded finishes, private entrances, and separate three-bedroom, two-bath layouts.
Where is this duplex located?
The property is located at 1146/1148 Eisenhower Boulevard Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $504,900.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms on each side; Each residence includes 1,196 SF of living area and 1,640 SF of total area; 0.2842‑acre corner lot at 1146/1148 Eisenhower Boulevard
