Duplex With Flexible
For Sale
$375,000
Pending
2800/2802 Hawalaska St, Lehigh Acres, FL 33973
One unit is occupied while the second is vacant for immediate use or leasing.
Property Size2,030 SF
Days on Market61
Property Features for 2800/2802 Hawalaska St
General Information
Standard status
Pending
Size
2,030 SF
Property subtype
Multi-Family
Building Details
Year Built
1992
Listing Agency:
Xclusive Homes LLC
(239) 641-9379
Listed By:
Diana Villarreal · License #3182050
Source:
Napleshomesearches
Added: Jul 3
Changed: Aug 31
Last Checked: Aug 31 at 5:25PM
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 Xclusive Homes LLC
Investment Insights
Based on property information with market context.
This 2,030-square-foot duplex, built in 1992, contains two units with a combined six bedrooms and four bathrooms. One unit is currently tenant-occupied, while the other is vacant, giving the next owner flexibility to occupy it, lease it, renovate it, or otherwise prepare it for use. The roof was replaced in 2023.
The property is located near Lee Boulevard, Leonard Boulevard, Gunnery Road, and State Road 82 in Lehigh Acres. Publix at Crossroads Shopping Center and Dollar General are approximately 0.7 miles away, with additional retail, dining, banking, pharmacy, fuel, and professional services along the Lee Boulevard commercial corridor. Regional access includes I-75 through Daniels Parkway/Exit 131 and SR-82/Exit 138, connecting toward Fort Myers, Southwest Florida International Airport, JetBlue Park, and other Lee County communities.
The property is located near Lee Boulevard, Leonard Boulevard, Gunnery Road, and State Road 82 in Lehigh Acres. Publix at Crossroads Shopping Center and Dollar General are approximately 0.7 miles away, with additional retail, dining, banking, pharmacy, fuel, and professional services along the Lee Boulevard commercial corridor. Regional access includes I-75 through Daniels Parkway/Exit 131 and SR-82/Exit 138, connecting toward Fort Myers, Southwest Florida International Airport, JetBlue Park, and other Lee County communities.
Key Highlights
- Two‑unit duplex with one tenant‑occupied unit and one vacant unit
- 2,030 square feet with 6 bedrooms and 4 bathrooms
- Roof replaced in 2023
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
$26,870
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
7.17%
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%
$537,400
$537.4K
Cap Rate 7%
$383,857
$383.9K
Cap Rate 9%
$298,556
$298.6K
Market Conditions
NOI Build-Up for 2,030 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
$40.2K $19.80/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$38.4K $18.91/SF
− OpEx
−$11.5K −$5.67/SF
NOI
$26.9K $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%
$537,400
Cap Rate 7%
$383,857
Cap Rate 9%
$298,556
Alternative Uses
Best Use
Multifamily LT 5
$383.9K
$335.9K – $447.8K
NOI $26,870 @ 7.0% cap · market cap 7.17%
Second Best
Apartment 5plus
$355.7K
$311.3K – $415.0K
NOI $24,900 @ 7.0% cap · market cap 6.64%
Theoretical Best
Office A
$638.9K
$559.1K – $745.4K
NOI $44,725 @ 7.0% cap · market cap 11.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
539
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 - One unit is occupied while the second is vacant for immediate use or leasing.
Where is this duplex located?
The property is located at 2800/2802 Hawalaska St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two‑unit duplex with one tenant‑occupied unit and one vacant unit; 2,030 square feet with 6 bedrooms and 4 bathrooms; Roof replaced in 2023
