New Construction
For Sale
$489,999
329/331 Grant Blvd, Lehigh Acres, FL 33974
Two residences feature private garages, laundry areas, contemporary kitchens, and upgraded bathroom finishes.
Property Size2,396 SF
Price / SF$204.51
Days on Market80
Property Features for 329/331 Grant Blvd
General Information
Standard status
Active
Size
2,396 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Multifamily Units
2
Parking per Unit
1
Additional Details
Utilities to Site
Yes
Sprinkler System
Yes
Amenities
security camera system
custom closets
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Premiere Plus Realty Company
(239) 285-9065
Listed By:
Gio Valencia · License #249525717
Source:
Napleshomesearcher
Added: Jun 11
Changed: Aug 28
Last Checked: Aug 29 at 10:29AM
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 Premiere Plus Realty Company
Investment Insights
Based on property information with market context.
Completed in 2026, this duplex contains 2,396 square feet with a total of 6 bedrooms and 4 bathrooms. Each residence includes a one-car garage, laundry area, custom closets, ventilated pantry shelving, and durable epoxy-style flooring. Interior finishes include 24x24 ceramic tile, recessed LED lighting, quartz Calacatta Plata countertops with waterfall edges, coordinated backsplashes, stainless steel appliances, wood cabinetry, and quartz bathroom vanities. Primary suites feature rainfall shower heads with LED color options and handheld sprayers.
Exterior and building systems include impact-rated doors and windows, sprinkler irrigation, rock landscaping, full gutters and soffits, city water, and a security camera system. A 1-year systems and appliance warranty and 10-year structural warranty convey. The property is located at 329/331 Grant Blvd in Lehigh Acres, Florida, near shopping, major routes, and everyday conveniences.
Exterior and building systems include impact-rated doors and windows, sprinkler irrigation, rock landscaping, full gutters and soffits, city water, and a security camera system. A 1-year systems and appliance warranty and 10-year structural warranty convey. The property is located at 329/331 Grant Blvd in Lehigh Acres, Florida, near shopping, major routes, and everyday conveniences.
Key Highlights
- 2026 duplex with 2,396 square feet
- 6 bedrooms and 4 bathrooms across the duplex
- Each residence includes a one‑car garage and laundry area
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
$25,494
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
5.20%
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%
$509,880
$509.9K
Cap Rate 7%
$364,200
$364.2K
Cap Rate 9%
$283,267
$283.3K
Market Conditions
NOI Build-Up for 2,396 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
$36.4K $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%
$509,880
Cap Rate 7%
$364,200
Cap Rate 9%
$283,267
Alternative Uses
Best Use
Multifamily LT 5
$364.2K
$318.7K – $424.9K
NOI $25,494 @ 7.0% cap · market cap 5.20%
Second Best
Apartment 5plus
$316.8K
$277.2K – $369.7K
NOI $22,179 @ 7.0% cap · market cap 4.53%
Theoretical Best
Specialty Retail
$922.4K
$807.1K – $1.08M
NOI $64,567 @ 7.0% cap · market cap 13.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
24
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two residences feature private garages, laundry areas, contemporary kitchens, and upgraded bathroom finishes.
Where is this duplex located?
The property is located at 329/331 Grant Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $489,999.
What are key features of this property?
This property features: 2026 duplex with 2,396 square feet; 6 bedrooms and 4 bathrooms across the duplex; Each residence includes a one‑car garage and laundry area
