Duplex with Granite
New
For Sale
$530,000
2325/2327 DANIEL Avenue N, Lehigh Acres, FL 33971
Residential Income, LEHIGH ACRES, FL
Property Size2,492 SF
Lot Size0.29 Acres
Price / SF$212.68
Days on Market2
Property Features for 2325/2327 DANIEL Avenue N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Bedroom 5, Bathroom 4, Bathroom 3, Bedroom 4, Bedroom 2, Bedroom 3, Bedroom 6, Dining Room, Bathroom 1
Parking features
Driveway
Pets allowed
Yes
Interior features
High Ceilings, Living Room/Dining Room Combo, Open Floorplan
Appliances
Dishwasher, Electric Water Heater, Microwave, Range, Refrigerator, Water Softener
Subdivision
LEHIGH PARK
Lot features
Paved
Directions
From Gunnery Rd N turn east onto Sunset Rd then turn east onto Park Rd then take a right (SE) turn unto 22nd St W then left turn onto Daniel Ave N. The property will be on your left.
Standard status
Active
APN
22-44-26-L1-03014.0020
Size
2,492 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH PARK UNIT 3 BLK 14 PB 15 PG 66 LOT 2
Tax Annual Amount
6561
Legal Description
LEHIGH PARK UNIT 3 BLK 14 PB 15 PG 66 LOT 2
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Well
Amenities
granite countertops
solid wood cabinets
tile flooring
central electric HVAC
Building Details
Year built
2022
Floors in Building
1
Flooring type
Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
DALTON WADE INC
(888) 668-8283
Listed By:
Linda Yang
(813) 466-9222
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 8:06AM
MLS# TB8541211
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Built in 2022, this concrete block duplex at 2325/2327 Daniel Avenue N includes two matching units, each arranged with three bedrooms and two bathrooms. Both residences feature open floor plans, high ceilings, granite countertops, solid wood cabinets, tile flooring, and central electric HVAC. Driveway parking, a shingle roof, well water, and septic service complete the property’s core improvements.
The duplex occupies a rectangular 0.29-acre lot in the Lehigh Park neighborhood near the Buckingham area. Harns Marsh Elementary and Middle Schools are less than 2 miles away, while Southwest Florida International Airport is under 20 miles from the property. Fort Myers is also within commuting distance. The property has no HOA fees or restrictions and is zoned RM-2.
The duplex occupies a rectangular 0.29-acre lot in the Lehigh Park neighborhood near the Buckingham area. Harns Marsh Elementary and Middle Schools are less than 2 miles away, while Southwest Florida International Airport is under 20 miles from the property. Fort Myers is also within commuting distance. The property has no HOA fees or restrictions and is zoned RM-2.
Key Highlights
- 2022‑built concrete block duplex with two matching 3‑bedroom, 2‑bathroom units
- 0.29‑acre rectangular lot in the Lehigh Park neighborhood near Buckingham
- Granite countertops, solid wood cabinets, and tile flooring throughout both units
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
$32,985
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
6.22%
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%
$659,700
$659.7K
Cap Rate 7%
$471,214
$471.2K
Cap Rate 9%
$366,500
$366.5K
Market Conditions
NOI Build-Up for 2,492 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
$49.3K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$47.1K $18.91/SF
− OpEx
−$14.1K −$5.67/SF
NOI
$33.0K $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%
$659,700
Cap Rate 7%
$471,214
Cap Rate 9%
$366,500
Alternative Uses
Best Use
Multifamily LT 5
$471.2K
$412.3K – $549.8K
NOI $32,985 @ 7.0% cap · market cap 6.22%
Second Best
Apartment 5plus
$436.7K
$382.1K – $509.5K
NOI $30,567 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$784.3K
$686.3K – $915.1K
NOI $54,904 @ 7.0% cap · market cap 10.36%
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
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 33971, FL
26,333
Population
8,802
Households
3
Avg Household Size
33
Median Age
15%
College-Educated
85%
High-School Grad
17.0 sq mi
ZIP Area
1,549
Density / Sq Mi
$72,784
Median Household Income
$38,898
Median Earnings
$1,678
Median Rent
$271,900
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 residential units offer open layouts, durable finishes, and central electric HVAC without HOA restrictions.
Where is this duplex located?
The property is located at 2325/2327 DANIEL Avenue N Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: 2022‑built concrete block duplex with two matching 3‑bedroom, 2‑bathroom units; 0.29‑acre rectangular lot in the Lehigh Park neighborhood near Buckingham; Granite countertops, solid wood cabinets, and tile flooring throughout both units
