New Construction
New
For Sale
$499,999
878/880 E Duplex St, Lehigh Acres, FL 33974
Two three-bedroom residences feature upgraded finishes and convenient access toward Fort Myers.
Property Size2,392 SF
Price / SF$209.03
Days on Market3
Property Features for 878/880 E Duplex St
General Information
Standard status
Active
Size
2,392 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Listing Agency:
Exp Realty LLC
(239) 313-8020
Listed By:
Ted Stout
(239) 313-8020
Source:
Realmarkrealty
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 28 at 6:44AM
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 Exp Realty LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex includes two separately configured residences, each with three bedrooms, two bathrooms, 1,196 square feet of living area, and 1,640 square feet of total area. The interiors feature porcelain tile flooring, stainless steel appliances, quartz countertops, wood cabinetry, and impact-rated windows and doors. Each side also includes dual sinks in the primary bathroom, a walk-in primary closet, and tray ceiling details in selected rooms.
The property is located at 878/880 E Duplex St in Lehigh Acres, with access toward Fort Myers. It is not located in a flood zone.
The floor plans include living, dining, kitchen, and bedroom areas arranged within each residence. The duplex configuration provides two three-bedroom, two-bathroom units in one 2026-built property.
The property is located at 878/880 E Duplex St in Lehigh Acres, with access toward Fort Myers. It is not located in a flood zone.
The floor plans include living, dining, kitchen, and bedroom areas arranged within each residence. The duplex configuration provides two three-bedroom, two-bathroom units in one 2026-built property.
Key Highlights
- Two‑unit duplex built in 2026
- Each side offers 1,196 SF of living area and 1,640 SF of total area
- Each residence includes 3 bedrooms and 2 bathrooms
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
$25,452
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
5.09%
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%
$509,040
$509.0K
Cap Rate 7%
$363,600
$363.6K
Cap Rate 9%
$282,800
$282.8K
Market Conditions
NOI Build-Up for 2,392 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
$38.8K $16.20/SF
− Vacancy
−$2.4K −$1.00/SF
EGI
$36.4K $15.20/SF
− OpEx
−$10.9K −$4.56/SF
NOI
$25.5K $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%
$509,040
Cap Rate 7%
$363,600
Cap Rate 9%
$282,800
Alternative Uses
Best Use
Multifamily LT 5
$363.6K
$318.2K – $424.2K
NOI $25,452 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$316.3K
$276.8K – $369.0K
NOI $22,142 @ 7.0% cap · market cap 4.43%
Theoretical Best
Specialty Retail
$920.8K
$805.7K – $1.07M
NOI $64,459 @ 7.0% cap · market cap 12.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
43
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 three-bedroom residences feature upgraded finishes and convenient access toward Fort Myers.
Where is this duplex located?
The property is located at 878/880 E Duplex St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Two‑unit duplex built in 2026; Each side offers 1,196 SF of living area and 1,640 SF of total area; Each residence includes 3 bedrooms and 2 bathrooms
