New Construction
For Sale
$485,000
2502 Martin AVE S, Lehigh Acres, FL 33973
Two residences feature open layouts, tile floors, modern finishes, and individual garages.
Property Size2,650 SF
Days on Market75
Property Features for 2502 Martin AVE S
General Information
Standard status
Active
Size
2,650 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$735
Building Details
Building Size
2,650 SF
Year Built
2026
Listing Agency:
Rome International Realty
(239) 980-3371
Listed By:
SONIA Mendoza · License #258008714
Source:
Kwelevate
Added: Jun 19
Changed: Aug 31
Last Checked: Aug 31 at 9:28PM
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 Rome International Realty
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains two residences, each with 3 bedrooms, 2 bathrooms, and a 1-car garage. Both units are arranged around an open floor plan with tile flooring throughout, contemporary finishes, and a generously sized kitchen area. The design emphasizes durable materials and practical everyday functionality.
The property is located in Lehigh Acres near SR-82, providing access toward Fort Myers. Shopping and services are also situated near the major roadways serving the area. The configuration offers a straightforward option for homeowners or investors seeking a newly built duplex with matching unit layouts.
The property is located in Lehigh Acres near SR-82, providing access toward Fort Myers. Shopping and services are also situated near the major roadways serving the area. The configuration offers a straightforward option for homeowners or investors seeking a newly built duplex with matching unit layouts.
Key Highlights
- Brand‑new duplex construction completed in 2026
- Each unit includes 3 bedrooms and 2 bathrooms
- Each residence has a 1‑car garage
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
$35,076
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
7.23%
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%
$701,520
$701.5K
Cap Rate 7%
$501,086
$501.1K
Cap Rate 9%
$389,733
$389.7K
Market Conditions
NOI Build-Up for 2,650 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
$52.5K $19.80/SF
− Vacancy
−$2.4K −$0.89/SF
EGI
$50.1K $18.91/SF
− OpEx
−$15.0K −$5.67/SF
NOI
$35.1K $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%
$701,520
Cap Rate 7%
$501,086
Cap Rate 9%
$389,733
Alternative Uses
Best Use
Multifamily LT 5
$501.1K
$438.5K – $584.6K
NOI $35,076 @ 7.0% cap · market cap 7.23%
Second Best
Apartment 5plus
$464.4K
$406.3K – $541.8K
NOI $32,506 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$834.1K
$729.8K – $973.1K
NOI $58,385 @ 7.0% cap · market cap 12.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
87
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 residences feature open layouts, tile floors, modern finishes, and individual garages.
Where is this duplex located?
The property is located at 2502 Martin AVE S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Brand‑new duplex construction completed in 2026; Each unit includes 3 bedrooms and 2 bathrooms; Each residence has a 1‑car garage
