New Duplex Portfolio (10
For Sale
Contact for pricing
25 West 12th Street, Lehigh Acres, FL 33972
Turnkey portfolio of five newly constructed duplexes in Lehigh Acres, with four units leased and one recently completed.
Property Size14,000 SF
Price / SF$163.93
Days on Market98
Property Features for 25 West 12th Street
General Information
Standard status
Active
Size
14,000 SF
Class
A
Property subtype
Multifamily
Investment Type
Value Add
Net Operating Income
$194,610
Financials
Cap Rate
8%
Business Included
Yes
Additional Details
Multifamily Units
10
Building Details
Year Built
2025
Buildings
5
Units
10
Tenancy
Multi
Listing Agency:
One Commercial
Listed By:
Zack Statlander · License #3571691
Source:
Crexi
Added: Jun 2
Changed: Aug 27
Last Checked: Sep 7 at 12:07PM
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 One Commercial
Investment Insights
Based on property information with market context.
The offering is a portfolio of five newly constructed duplexes totaling 10 units. The properties are presented as turnkey, newly built residential income product designed for straightforward operations and low ongoing maintenance. The portfolio is offered for sale as a package only.
The duplexes are located in Lehigh Acres, Florida. Per the current status, four of the five duplexes are fully leased, and the remaining unit recently received its Certificate of Occupancy and is expected to be leased prior to closing. Current rents are stated at $1,900 per unit, with the remarks noting that comparable new construction duplexes in the area have been achieving $1,950 to $2,200 per unit.
From an investor perspective, this portfolio is positioned as a stabilized, income-producing acquisition with a projected stabilized NOI of approximately $200,000 and an indicated 8% cap rate in the offering materials. It may appeal to buyers seeking newly constructed multifamily housing that is already generating in-place rental income, while also reflecting the rent levels cited for comparable new construction duplexes in the market.
The duplexes are located in Lehigh Acres, Florida. Per the current status, four of the five duplexes are fully leased, and the remaining unit recently received its Certificate of Occupancy and is expected to be leased prior to closing. Current rents are stated at $1,900 per unit, with the remarks noting that comparable new construction duplexes in the area have been achieving $1,950 to $2,200 per unit.
From an investor perspective, this portfolio is positioned as a stabilized, income-producing acquisition with a projected stabilized NOI of approximately $200,000 and an indicated 8% cap rate in the offering materials. It may appeal to buyers seeking newly constructed multifamily housing that is already generating in-place rental income, while also reflecting the rent levels cited for comparable new construction duplexes in the market.
Key Highlights
- Portfolio of five newly constructed duplexes in Lehigh Acres, FL totaling 10 units
- 4 of 5 duplexes are fully leased; remaining unit recently received Certificate of Occupancy and expected to be leased prior to closing
- Current rents are $1,900 per unit, with area new construction duplexes at $1,950 to $2,200 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
$185,308
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
8.07%
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%
$3,706,160
$3.7M
Cap Rate 7%
$2,647,257
$2.6M
Cap Rate 9%
$2,058,978
$2.1M
Market Conditions
NOI Build-Up for 14,000 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
$277.2K $19.80/SF
− Vacancy
−$12.5K −$0.89/SF
EGI
$264.7K $18.91/SF
− OpEx
−$79.4K −$5.67/SF
NOI
$185.3K $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%
$3,706,160
Cap Rate 7%
$2,647,257
Cap Rate 9%
$2,058,978
Alternative Uses
Best Use
Multifamily LT 5
$2.65M
$2.32M – $3.09M
NOI $185,308 @ 7.0% cap · market cap 8.07%
Second Best
Apartment 5plus
$2.45M
$2.15M – $2.86M
NOI $171,727 @ 7.0% cap · market cap 7.48%
Theoretical Best
Office A
$4.41M
$3.86M – $5.14M
NOI $308,448 @ 7.0% cap · market cap 13.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
15
Businesses Nearby
Explore this area
Business Placement
Demographics for 33972, FL
14,727
Population
5,422
Households
2.7
Avg Household Size
37
Median Age
20%
College-Educated
87%
High-School Grad
25.3 sq mi
ZIP Area
582
Density / Sq Mi
$73,239
Median Household Income
$40,058
Median Earnings
$1,537
Median Rent
$290,300
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 - Turnkey portfolio of five newly constructed duplexes in Lehigh Acres, with four units leased and one recently completed.
Where is this duplex located?
The property is located at 25 West 12th Street Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $2,295,000.
What are key features of this property?
This property features: Portfolio of five newly constructed duplexes in Lehigh Acres, FL totaling 10 units; 4 of 5 duplexes are fully leased; remaining unit recently received Certificate of Occupancy and expected to be leased prior to closing; Current rents are $1,900 per unit, with area new construction duplexes at $1,950 to $2,200 per unit
