Newly Constructed
For Sale
$525,000
2117 Leda Ave S, Lehigh Acres, FL 33973
Brand-new two-unit property with functional layouts and access to SR-82, I-75, and Southwest Florida International Airport.
Property Size2,295 SF
Price / SF$228.76
Days on Market13
Property Features for 2117 Leda Ave S
General Information
Standard status
Active
Size
2,295 SF
Property subtype
Multi-Family
Additional Details
Highway Access
Yes
Multifamily Units
2
Building Details
Year Built
2026
Listing Agency:
Hustle Bees Realty LLC
Listed By:
Jannett Mosqueda · License #251536949
(239) 672-5324
Source:
Swflhomesource
Added: Sep 11
Changed: Sep 22
Last Checked: Sep 22 at 5:33PM
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 Hustle Bees Realty LLC
Investment Insights
Based on property information with market context.
This newly constructed duplex contains 2,295 square feet and features a modern design with two functional residential units. The property offers a low-maintenance configuration suited to either owner occupancy with an additional unit or an income-oriented ownership strategy.
Located in Lehigh Acres, the duplex provides access to SR-82, I-75, and Southwest Florida International Airport. Its position within a growing Southwest Florida community supports convenient regional travel and commuting. The property is offered for sale.
Located in Lehigh Acres, the duplex provides access to SR-82, I-75, and Southwest Florida International Airport. Its position within a growing Southwest Florida community supports convenient regional travel and commuting. The property is offered for sale.
Key Highlights
- Newly constructed duplex with modern design
- 2,295 square feet of building area
- Two functional residential 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
$30,377
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
5.79%
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%
$607,540
$607.5K
Cap Rate 7%
$433,957
$434.0K
Cap Rate 9%
$337,522
$337.5K
Market Conditions
NOI Build-Up for 2,295 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
$45.4K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$43.4K $18.91/SF
− OpEx
−$13.0K −$5.67/SF
NOI
$30.4K $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%
$607,540
Cap Rate 7%
$433,957
Cap Rate 9%
$337,522
Alternative Uses
Best Use
Multifamily LT 5
$434.0K
$379.7K – $506.3K
NOI $30,377 @ 7.0% cap · market cap 5.79%
Second Best
Apartment 5plus
$402.2K
$351.9K – $469.2K
NOI $28,151 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$722.3K
$632.0K – $842.7K
NOI $50,563 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
214
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Brand-new two-unit property with functional layouts and access to SR-82, I-75, and Southwest Florida International Airport.
Where is this duplex located?
The property is located at 2117 Leda Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Newly constructed duplex with modern design; 2,295 square feet of building area; Two functional residential units
