New Construction
For Sale
$459,900
2237/2239 Armour RD, Lehigh Acres, FL 33973
Contemporary finishes, impact-resistant windows, and a large backyard support comfortable residential use.
Property Size2,450 SF
Days on Market27
Property Features for 2237/2239 Armour RD
General Information
Standard status
Active
Size
2,450 SF
Property subtype
Duplex
Additional Details
Highway Access
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$803
Amenities
large backyard
Building Details
Building Size
2,450 SF
Year Built
2026
Listing Agency:
Xclusive Homes LLC
(239) 771-1521
Listed By:
Jose Limpias · License #NAPLES-251500961
Source:
Kwelevate
Added: Aug 5
Changed: Aug 31
Last Checked: Aug 31 at 9:23AM
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 Xclusive Homes LLC
Investment Insights
Based on property information with market context.
This duplex is scheduled for completion in 2026 and offers a contemporary residential design with three bedrooms and two bathrooms. Interior details include quartz surfaces in the kitchens and bathrooms, white wood cabinetry, and stainless steel appliances. Impact-resistant windows add a durable building feature, while the large backyard provides outdoor space for household use or future projects.
Positioned on Armour RD in Lehigh Acres, the property is near hospitals, shopping centers, and pharmacies. The location also provides access to I-75, connecting the property with broader regional destinations. The combination of new construction, modern interior finishes, and a duplex configuration supports both owner-occupant and investor-oriented residential use.
Positioned on Armour RD in Lehigh Acres, the property is near hospitals, shopping centers, and pharmacies. The location also provides access to I-75, connecting the property with broader regional destinations. The combination of new construction, modern interior finishes, and a duplex configuration supports both owner-occupant and investor-oriented residential use.
Key Highlights
- New‑construction duplex scheduled for completion in 2026
- Three bedrooms and two bathrooms
- Quartz countertops in kitchens and 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
$32,429
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
7.05%
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%
$648,580
$648.6K
Cap Rate 7%
$463,271
$463.3K
Cap Rate 9%
$360,322
$360.3K
Market Conditions
NOI Build-Up for 2,450 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
$48.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$46.3K $18.91/SF
− OpEx
−$13.9K −$5.67/SF
NOI
$32.4K $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%
$648,580
Cap Rate 7%
$463,271
Cap Rate 9%
$360,322
Alternative Uses
Best Use
Multifamily LT 5
$463.3K
$405.4K – $540.5K
NOI $32,429 @ 7.0% cap · market cap 7.05%
Second Best
Apartment 5plus
$429.3K
$375.7K – $500.9K
NOI $30,052 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$771.1K
$674.7K – $899.6K
NOI $53,978 @ 7.0% cap · market cap 11.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
126
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 - Contemporary finishes, impact-resistant windows, and a large backyard support comfortable residential use.
Where is this duplex located?
The property is located at 2237/2239 Armour RD Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $459,900.
What are key features of this property?
This property features: New‑construction duplex scheduled for completion in 2026; Three bedrooms and two bathrooms; Quartz countertops in kitchens and bathrooms
