Fully Leased Duplex with Updated
For Sale
$360,000
136/138 Gordon Ave S, Lehigh Acres, FL 33973
Two-bedroom units feature tile flooring, central air, and in-unit laundry closets.
Property Size1,560 SF
Lot Size0.29 Acres
Price / SF$230.77
Days on Market60
Property Features for 136/138 Gordon Ave S
General Information
Standard status
Active
Size
1,560 SF
Lot size
0.29 Acres
Property subtype
Multi-Family
Zoning
RM-2
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
in-unit laundry
central air conditioning
Building Details
Year Built
1987
Construction
concrete block and stucco
Tenancy
Multi
Listing Agency:
Interinvestments Realty, Inc.
(305) 903-3935
Listed By:
Maria Varando · License #279651680
Source:
Napleshomesearches
Added: Jul 3
Changed: Aug 29
Last Checked: Aug 30 at 6:08PM
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 Interinvestments Realty, Inc.
Investment Insights
Based on property information with market context.
This 1,560-square-foot duplex contains two separate 2-bedroom, 1-bathroom residences and is fully leased. Each unit includes a modernized kitchen with stainless steel appliances, tile flooring throughout, contemporary finishes, and an in-unit laundry closet. The building was constructed in 1987 with concrete-block and stucco construction, central air conditioning, and distinct living spaces.
The property occupies approximately 0.29 acres in Lehigh Acres and carries RM-2 zoning. Well and septic systems serve the site. Shopping, schools, major roadways, employment centers, and regional transportation are located nearby.
The property occupies approximately 0.29 acres in Lehigh Acres and carries RM-2 zoning. Well and septic systems serve the site. Shopping, schools, major roadways, employment centers, and regional transportation are located nearby.
Key Highlights
- Fully leased duplex with two 2‑bedroom, 1‑bathroom units
- 1,560 square feet on approximately 0.29 acres
- Updated kitchens with stainless steel appliances
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
$20,649
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
5.74%
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%
$412,980
$413.0K
Cap Rate 7%
$294,986
$295.0K
Cap Rate 9%
$229,433
$229.4K
Market Conditions
NOI Build-Up for 1,560 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
$30.9K $19.80/SF
− Vacancy
−$1.4K −$0.89/SF
EGI
$29.5K $18.91/SF
− OpEx
−$8.8K −$5.67/SF
NOI
$20.6K $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%
$412,980
Cap Rate 7%
$294,986
Cap Rate 9%
$229,433
Alternative Uses
Best Use
Multifamily LT 5
$295.0K
$258.1K – $344.2K
NOI $20,649 @ 7.0% cap · market cap 5.74%
Second Best
Apartment 5plus
$273.4K
$239.2K – $318.9K
NOI $19,135 @ 7.0% cap · market cap 5.32%
Theoretical Best
Office A
$491.0K
$429.6K – $572.8K
NOI $34,370 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
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 - Two-bedroom units feature tile flooring, central air, and in-unit laundry closets.
Where is this duplex located?
The property is located at 136/138 Gordon Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Fully leased duplex with two 2‑bedroom, 1‑bathroom units; 1,560 square feet on approximately 0.29 acres; Updated kitchens with stainless steel appliances
