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    Lehigh Acres Residential Lot Title is generated by Realmo AI

    2145 Viscount Avenue, Lehigh Acres, FL 33972

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    LAND - Lehigh Acres, FL

    Lot size:
    0.24 Acres
    Added:
    Mar 31, 2026
    Days on Market:
    42
    Last Refresh:
    May 11 at 2:06 pm

    Property Features for 2145 Viscount Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    03-44-27-L1-09045.0170
    Lot size
    0.24 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    GREENBRIAR UT 9 PART N BLK 45 PB 27 PG 15 LOT 17
    Tax Annual Amount
    367

    We can help!

    Listing Contact
    Catherine Sanders
    Catherine Sanders

    Listing agent Catherine Sanders License #274500107

    Listing office Five Star Realty of Charlotte 295 Maude Street, Punta Gorda, FL

    Listing date Mar 31, 2026

    MLS# 2026015293 Listing URL

    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.

    HighLights

    • Oversized .24‑acre lot (85' x 125', 10,646 sq ft) provides ample space for a custom home, pool, and landscaping.
    • Convenient location with easy access to I‑75 (15 minutes) and Fort Myers Beach/Sanibel (under 50 minutes).
    • Electricity is already available on the street, simplifying the building process.
    • Opportunity to customize utilities with a well and septic system.
    • Located in a developing area of Lehigh Acres, offering a balance of privacy and convenience.
    • Ideal for investors or future homeowners looking to build in Southwest Florida.

    Overview

    This .24-acre residential lot is located at 2145 Viscount Ave in Lehigh Acres. The property offers a generous 85' x 125' footprint, totaling 10,646 square feet. It is situated in a developing area of Southwest Florida. Electricity is established on the street directly behind the property. A well and septic system are required for new construction. The location provides access to the Gulf Coast, and is a 15-minute drive from I-75, providing a commute north toward Punta Gorda or south toward the Naples area. It is less than 50 minutes away from Fort Myers Beach and the Sanibel Causeway, and within an hour of golf courses, the Miromar Outlets, and dining and entertainment options. This lot is suitable for building a custom residence with room for a private pool, a spacious lanai, and landscaping.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lehigh Acres
    County
    Lee
    State
    Florida
    Longitude
    -81.612818
    Latitude
    26.684618

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    FAQs

    What type of property is this?
    Residential land & home lot - Prime .24-acre residential lot in Lehigh Acres, Florida.
    Where is this residential land & home lot located?
    The property is located at 2145 Viscount Avenue Lehigh Acres, FL.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Oversized .24‑acre lot (85' x 125', 10,646 sq ft) provides ample space for a custom home, pool, and landscaping.; Convenient location with easy access to I‑75 (15 minutes) and Fort Myers Beach/Sanibel (under 50 minutes).; Electricity is already available on the street, simplifying the building process.
    (941) 637-6116
    We can help!
    Listing Contact
    Catherine Sanders
    Catherine Sanders
    Real Estate License ID: 274500107
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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