Duplex with Fenced
New
For Sale
$375,000
2201-2203 Hightower Ave S, Lehigh Acres, FL 33973
Two matching residences each include a screened outdoor area and an attached garage.
Property Size1,180 SF
Price / SF$317.80
Days on Market5
Property Features for 2201-2203 Hightower Ave S
General Information
Standard status
Active
Size
1,180 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Building Details
Year Built
2004
Buildings
1
Listing Agency:
RC Real Estate Services, Inc
Listed By:
Louiker Dameus · License #258019385
(239) 674-9222
Source:
Propertiesforsaleinswflorida
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 2:51PM
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 RC Real Estate Services, Inc
Investment Insights
Based on property information with market context.
Built in 2004, this duplex contains two residences with matching floor plans. Each unit measures 1,180 square feet and has three bedrooms, two bathrooms, and a one-car garage. Interior features include an eat-in kitchen, a windowed living room, and storage space. The primary bath has a walk-in shower, while the second bathroom includes a tub and shower combination.
Outdoor areas include a screened lanai or south-facing porch for each unit, along with large fenced backyards. Schools, shopping, sports fields, and restaurants are nearby.
Outdoor areas include a screened lanai or south-facing porch for each unit, along with large fenced backyards. Schools, shopping, sports fields, and restaurants are nearby.
Key Highlights
- Two units with matching layouts
- Each unit has 3 bedrooms and 2 bathrooms
- 1,180 square feet per unit
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
$15,619
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
4.17%
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%
$312,380
$312.4K
Cap Rate 7%
$223,129
$223.1K
Cap Rate 9%
$173,544
$173.5K
Market Conditions
NOI Build-Up for 1,180 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
$23.4K $19.80/SF
− Vacancy
−$1.1K −$0.89/SF
EGI
$22.3K $18.91/SF
− OpEx
−$6.7K −$5.67/SF
NOI
$15.6K $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%
$312,380
Cap Rate 7%
$223,129
Cap Rate 9%
$173,544
Alternative Uses
Best Use
Multifamily LT 5
$223.1K
$195.2K – $260.3K
NOI $15,619 @ 7.0% cap · market cap 4.17%
Second Best
Apartment 5plus
$206.8K
$180.9K – $241.2K
NOI $14,474 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$371.4K
$325.0K – $433.3K
NOI $25,998 @ 7.0% cap · market cap 6.93%
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
101
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 matching residences each include a screened outdoor area and an attached garage.
Where is this duplex located?
The property is located at 2201-2203 Hightower Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two units with matching layouts; Each unit has 3 bedrooms and 2 bathrooms; 1,180 square feet per unit
