Newer Construction Duplex with
For Sale
$425,000
2308/2310 Haviland Ave S, Lehigh Acres, FL 33973
Two-unit residential income property with contemporary interiors, attached garages, and an established tenant in place.
Property Size2,444 SF
Price / SF$173.90
Days on Market146
Property Features for 2308/2310 Haviland Ave S
General Information
Standard status
Active
Size
2,444 SF
Property subtype
Multi-Family
Building Details
Year Built
2023
Listing Agency:
Keller Williams Realty Naples
Listed By:
Freddy Garcia
(239) 449-1000
Source:
Naplesareahomesearch
Added: Apr 15
Changed: Sep 2
Last Checked: Sep 6 at 9:13AM
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 Keller Williams Realty Naples
Investment Insights
Based on property information with market context.
Built in 2023, this duplex contains 2,444 square feet with a combined total of 4 bedrooms and 4 bathrooms. Both units feature open-concept layouts, tile flooring, granite countertops, stainless steel appliances, spacious bedrooms, and finished bathrooms. Covered porches and attached 2-car garages add practical features for occupants, while the newer construction supports a low-maintenance format.
The property is located at 2308/2310 Haviland Ave S in Lehigh Acres, Florida, with access to SR-82, Fort Myers, shopping, dining, schools, and major employment centers. An established tenant is in place, and the property has a rental history.
The property is located at 2308/2310 Haviland Ave S in Lehigh Acres, Florida, with access to SR-82, Fort Myers, shopping, dining, schools, and major employment centers. An established tenant is in place, and the property has a rental history.
Key Highlights
- Duplex built in 2023 with 2,444 square feet
- Combined unit count of 4 bedrooms and 4 bathrooms
- Open‑concept interiors with tile flooring, granite countertops, and stainless steel appliances
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
$32,350
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
7.61%
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%
$647,000
$647.0K
Cap Rate 7%
$462,143
$462.1K
Cap Rate 9%
$359,444
$359.4K
Market Conditions
NOI Build-Up for 2,444 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
$48.4K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$46.2K $18.91/SF
− OpEx
−$13.9K −$5.67/SF
NOI
$32.3K $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%
$647,000
Cap Rate 7%
$462,143
Cap Rate 9%
$359,444
Alternative Uses
Best Use
Multifamily LT 5
$462.1K
$404.4K – $539.2K
NOI $32,350 @ 7.0% cap · market cap 7.61%
Second Best
Apartment 5plus
$428.3K
$374.7K – $499.7K
NOI $29,979 @ 7.0% cap · market cap 7.05%
Theoretical Best
Office A
$769.2K
$673.1K – $897.4K
NOI $53,846 @ 7.0% cap · market cap 12.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
85
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-unit residential income property with contemporary interiors, attached garages, and an established tenant in place.
Where is this duplex located?
The property is located at 2308/2310 Haviland Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Duplex built in 2023 with 2,444 square feet; Combined unit count of 4 bedrooms and 4 bathrooms; Open‑concept interiors with tile flooring, granite countertops, and stainless steel appliances
