Six-Bedroom Duplex with Newer
For Sale
$389,900
334/336 Poplar St, Lehigh Acres, FL 33974
Two matching residences feature tiled interiors, private laundry, and spacious kitchens with dining areas.
Property Size2,398 SF
Price / SF$162.59
Days on Market191
Property Features for 334/336 Poplar St
General Information
Standard status
Active
Size
2,398 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
interior laundry
Building Details
Year Built
2010
Buildings
1
Listing Agency:
Land Brokers Inc
(239) 218-8644
Listed By:
Cristian Wojciechowski · License #252011628
Source:
Napleshomesearcher
Added: Feb 19
Changed: Aug 28
Last Checked: Aug 29 at 10:27AM
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 Land Brokers Inc
Investment Insights
Based on property information with market context.
This 2010-built duplex at 334/336 Poplar St includes two residences, each with three bedrooms, two bathrooms, and a one-car garage. Both units have tile flooring throughout, generously sized bedrooms, and primary suites with double closets plus full bathrooms equipped with shower/tub combinations. Interior laundry is provided in each residence. Kitchens include substantial cabinet storage, broad countertops, and room for both casual and formal dining.
The property is located two blocks north of Milwaukee Blvd and three blocks east of Alabama Rd in Lehigh Acres. Homestead Rd is accessible to the north, while SR 82 provides a route toward Fort Myers and Cape Coral. Shopping centers, schools, and restaurants are also nearby. The roof was replaced in 2024.
The property is located two blocks north of Milwaukee Blvd and three blocks east of Alabama Rd in Lehigh Acres. Homestead Rd is accessible to the north, while SR 82 provides a route toward Fort Myers and Cape Coral. Shopping centers, schools, and restaurants are also nearby. The roof was replaced in 2024.
Key Highlights
- Two‑unit duplex with 6 bedrooms and 4 bathrooms total
- Each unit has 3 bedrooms, 2 bathrooms, and a 1 car garage
- 2 car garage capacity across both residences
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
6.54%
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 6.54%
Second Best
Apartment 5plus
$317.1K
$277.5K – $370.0K
NOI $22,197 @ 7.0% cap · market cap 5.69%
Theoretical Best
Specialty Retail
$923.2K
$807.8K – $1.08M
NOI $64,621 @ 7.0% cap · market cap 16.57%
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
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching residences feature tiled interiors, private laundry, and spacious kitchens with dining areas.
Where is this duplex located?
The property is located at 334/336 Poplar St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $389,900.
What are key features of this property?
This property features: Two‑unit duplex with 6 bedrooms and 4 bathrooms total; Each unit has 3 bedrooms, 2 bathrooms, and a 1 car garage; 2 car garage capacity across both residences
