Duplex with Updated
For Sale
$390,000
2605/2607 Sunniland Blvd, Lehigh Acres, FL 33971
Two residential units provide private garages, tile flooring, and different occupancy arrangements for an owner or investor.
Property Size2,248 SF
Price / SF$173.49
Days on Market45
Property Features for 2605/2607 Sunniland Blvd
General Information
Standard status
Active
Size
2,248 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 2BR/2BA + den, 1 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2006
Listing Agency:
Realty One Group Mvp
(941) 375-2456
Listed By:
Medway Realty · License #274500881
(941) 375-2456
Source:
Movetosarasotafl
Added: Jul 16
Changed: Aug 28
Last Checked: Aug 29 at 9:07AM
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 Realty One Group Mvp
Investment Insights
Based on property information with market context.
This 2,248-square-foot duplex, built in 2006, includes two separate residences with tile flooring throughout and a one-car garage for each unit. Unit 2605 contains two bedrooms, two bathrooms, a den, and an annual lease extending through June 30, 2027. Unit 2607 has three bedrooms and two bathrooms and is available for showings. Each side also has a long driveway.
Recent property improvements include a roof and septic system installed in 2018, fresh exterior paint, new exterior lighting, and professionally serviced water treatment systems. Unit 2605 has received a dishwasher update in 7/2026, a range in 12/2024, and an A/C in 7/2020. Unit 2607 includes a garage door installed in 7/2026, a water softener and pump from 2023, a refrigerator from 1/2022, and an A/C from 12/2018. The property is near Buckingham/Mosquito Control Airport in Lehigh Acres, Florida.
Recent property improvements include a roof and septic system installed in 2018, fresh exterior paint, new exterior lighting, and professionally serviced water treatment systems. Unit 2605 has received a dishwasher update in 7/2026, a range in 12/2024, and an A/C in 7/2020. Unit 2607 includes a garage door installed in 7/2026, a water softener and pump from 2023, a refrigerator from 1/2022, and an A/C from 12/2018. The property is near Buckingham/Mosquito Control Airport in Lehigh Acres, Florida.
Key Highlights
- 2,248‑square‑foot duplex built in 2006
- Unit 2605 leased through June 30, 2027; includes 2 bedrooms, 2 bathrooms, den, and 1‑car garage
- Unit 2607 offers 3 bedrooms, 2 bathrooms, and 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
$29,755
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
7.63%
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%
$595,100
$595.1K
Cap Rate 7%
$425,071
$425.1K
Cap Rate 9%
$330,611
$330.6K
Market Conditions
NOI Build-Up for 2,248 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
$44.5K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$42.5K $18.91/SF
− OpEx
−$12.8K −$5.67/SF
NOI
$29.8K $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%
$595,100
Cap Rate 7%
$425,071
Cap Rate 9%
$330,611
Alternative Uses
Best Use
Multifamily LT 5
$425.1K
$371.9K – $495.9K
NOI $29,755 @ 7.0% cap · market cap 7.63%
Second Best
Apartment 5plus
$393.9K
$344.7K – $459.6K
NOI $27,574 @ 7.0% cap · market cap 7.07%
Theoretical Best
Office A
$707.5K
$619.1K – $825.5K
NOI $49,528 @ 7.0% cap · market cap 12.70%
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
38
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 residential units provide private garages, tile flooring, and different occupancy arrangements for an owner or investor.
Where is this duplex located?
The property is located at 2605/2607 Sunniland Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $390,000.
What are key features of this property?
This property features: 2,248‑square‑foot duplex built in 2006; Unit 2605 leased through June 30, 2027; includes 2 bedrooms, 2 bathrooms, den, and 1‑car garage; Unit 2607 offers 3 bedrooms, 2 bathrooms, and a 1‑car garage
