New Canal-Front
For Sale
$472,000
225/227 Hightower Ave S, Lehigh Acres, FL 33973
Two contemporary residences feature flexible dens, private garages, and views toward the canal.
Property Size2,500 SF
Price / SF$188.80
Days on Market139
Property Features for 225/227 Hightower Ave S
General Information
Standard status
Active
Size
2,500 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR+den/2BA
Multifamily Units
2
Parking per Unit
1
Building Details
Year Built
2026
Listing Agency:
Re/Max Sunshine
(239) 671-6318
Listed By:
Char Seuffert · License #147500694
Source:
Naplesareahomesearch
Added: Apr 16
Changed: Aug 31
Last Checked: Aug 31 at 5:24PM
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 Re/Max Sunshine
Investment Insights
Based on property information with market context.
Completed as a 2026 duplex, the property contains two contemporary residences of approximately 1,250 square feet each. Both layouts include 2 bedrooms plus a den, 2 full bathrooms, high ceilings, and open living areas. Kitchens provide substantial cabinetry, while each side has a private 1-car garage for parking and storage.
Canal views add an outdoor setting with increased privacy. The property is positioned near shopping, restaurants, schools, and major roadways, and no flood insurance is required. The two-unit configuration supports owner occupancy with the option to lease the other residence, accommodate extended family, or operate both sides as rental housing.
Canal views add an outdoor setting with increased privacy. The property is positioned near shopping, restaurants, schools, and major roadways, and no flood insurance is required. The two-unit configuration supports owner occupancy with the option to lease the other residence, accommodate extended family, or operate both sides as rental housing.
Key Highlights
- Two‑unit duplex totaling 2,500 square feet
- Each unit offers approximately 1,250 sq. ft. with 2 bedrooms plus den and 2 full bathrooms
- 2026 construction with high ceilings and open living layouts
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
$33,091
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
7.01%
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%
$661,820
$661.8K
Cap Rate 7%
$472,729
$472.7K
Cap Rate 9%
$367,678
$367.7K
Market Conditions
NOI Build-Up for 2,500 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
$49.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$47.3K $18.91/SF
− OpEx
−$14.2K −$5.67/SF
NOI
$33.1K $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%
$661,820
Cap Rate 7%
$472,729
Cap Rate 9%
$367,678
Alternative Uses
Best Use
Multifamily LT 5
$472.7K
$413.6K – $551.5K
NOI $33,091 @ 7.0% cap · market cap 7.01%
Second Best
Apartment 5plus
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 6.50%
Theoretical Best
Office A
$786.9K
$688.5K – $918.0K
NOI $55,080 @ 7.0% cap · market cap 11.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
161
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 contemporary residences feature flexible dens, private garages, and views toward the canal.
Where is this duplex located?
The property is located at 225/227 Hightower Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $472,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,500 square feet; Each unit offers approximately 1,250 sq. ft. with 2 bedrooms plus den and 2 full bathrooms; 2026 construction with high ceilings and open living layouts
