Two-Unit Duplex with
For Sale
$499,000
318 Naples Ave S, Lehigh Acres, FL 33974
Matching residences offer den space, durable tile flooring, quartz countertops, stainless steel appliances, and impact-rated windows and doors.
Property Size2,398 SF
Price / SF$208.09
Days on Market72
Property Features for 318 Naples Ave S
General Information
Standard status
Active
Size
2,398 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA/den
Multifamily Units
2
Parking per Unit
1
Building Details
Year Built
2024
Buildings
1
Listing Agency:
Verawood Realty Inc
(561) 299-1019
Listed By:
Jorge Mata Mota · License #279614858
Source:
Naplespropertyguide
Added: Jun 23
Changed: Aug 31
Last Checked: Sep 1 at 7:56PM
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 Verawood Realty Inc
Investment Insights
Based on property information with market context.
This duplex contains two matching residences, each measuring 1,199 SF. Both layouts include 2 bedrooms, 2 bathrooms, a den, and a one-car garage. Interior finishes include tile flooring throughout, quartz countertops, and stainless steel appliances, while impact windows and doors provide the specified opening package. The combined property size is 2,398 SF.
Located at 318 Naples Ave S in Lehigh Acres, the property is offered without HOA obligations. Both units are ready for occupancy or tenant placement, and there is no rental history associated with the property for underwriting purposes. An identical duplex at 314 Naples Ave S is also available for sale.
Located at 318 Naples Ave S in Lehigh Acres, the property is offered without HOA obligations. Both units are ready for occupancy or tenant placement, and there is no rental history associated with the property for underwriting purposes. An identical duplex at 314 Naples Ave S is also available for sale.
Key Highlights
- Two matching units totaling 2,398 SF
- Each unit measures 1,199 SF with 2 bedrooms, 2 bathrooms, a den, and a one‑car garage
- Tile flooring throughout, quartz countertops, and stainless steel appliances
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
$25,515
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
5.11%
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%
$510,300
$510.3K
Cap Rate 7%
$364,500
$364.5K
Cap Rate 9%
$283,500
$283.5K
Market Conditions
NOI Build-Up for 2,398 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
$38.8K $16.20/SF
− Vacancy
−$2.4K −$1.00/SF
EGI
$36.5K $15.20/SF
− OpEx
−$10.9K −$4.56/SF
NOI
$25.5K $10.64/SF
Area
ZIP 33974
Vacancy
6.17%
Lease Rate
$16.20 /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%
$510,300
Cap Rate 7%
$364,500
Cap Rate 9%
$283,500
Alternative Uses
Best Use
Multifamily LT 5
$364.5K
$318.9K – $425.3K
NOI $25,515 @ 7.0% cap · market cap 5.11%
Second Best
Apartment 5plus
$317.1K
$277.5K – $370.0K
NOI $22,197 @ 7.0% cap · market cap 4.45%
Theoretical Best
Specialty Retail
$923.2K
$807.8K – $1.08M
NOI $64,621 @ 7.0% cap · market cap 12.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 33974, FL
17,233
Population
5,771
Households
3
Avg Household Size
33
Median Age
16%
College-Educated
84%
High-School Grad
22.4 sq mi
ZIP Area
769
Density / Sq Mi
$65,809
Median Household Income
$33,982
Median Earnings
$1,698
Median Rent
$272,800
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 - Matching residences offer den space, durable tile flooring, quartz countertops, stainless steel appliances, and impact-rated windows and doors.
Where is this duplex located?
The property is located at 318 Naples Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two matching units totaling 2,398 SF; Each unit measures 1,199 SF with 2 bedrooms, 2 bathrooms, a den, and a one‑car garage; Tile flooring throughout, quartz countertops, and stainless steel appliances
