Two-Unit Duplex with
For Sale
$380,000
4402 Douglas Ln, Lehigh Acres, FL 33973
Separate residences feature indoor laundry, tile finishes, generous closet space, and garage parking.
Property Size2,344 SF
Days on Market18
Property Features for 4402 Douglas Ln
General Information
Standard status
Active
Size
2,344 SF
Property subtype
Residential Income
Zoning
RM-2
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,825
Building Details
Building Size
2,344 SF
Year Built
2004
Units
2
Listing Agency:
RE/MAX Gulf Coast Living
(239) 910-0953
Listed By:
Danielle Ruth · License #258008345
(239) 910-0953
Source:
Bartleyrealty
Added: Aug 2
Changed: Aug 10
Last Checked: Aug 17 at 11:18PM
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 RE/MAX Gulf Coast Living
Investment Insights
Based on property information with market context.
Built in 2004, this duplex contains two residential units with the same three-bedroom, two-bathroom layout. Each residence includes an indoor laundry room, tile flooring throughout, ample closet storage, and a 1-car garage. The property is positioned on a corner lot and carries RM-2 zoning.
Located at 4402 Douglas Ln in Lehigh Acres, the duplex currently has one occupied unit with a lease scheduled to expire 6/2027. The existing configuration provides two distinct living spaces within one property, with practical features suited to continued residential use.
Located at 4402 Douglas Ln in Lehigh Acres, the duplex currently has one occupied unit with a lease scheduled to expire 6/2027. The existing configuration provides two distinct living spaces within one property, with practical features suited to continued residential use.
Key Highlights
- Two‑unit duplex built in 2004
- Each unit offers 3 bedrooms and 2 full bathrooms
- Indoor laundry rooms and tile throughout both units
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
$31,026
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
8.16%
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%
$620,520
$620.5K
Cap Rate 7%
$443,229
$443.2K
Cap Rate 9%
$344,733
$344.7K
Market Conditions
NOI Build-Up for 2,344 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
$46.4K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$44.3K $18.91/SF
− OpEx
−$13.3K −$5.67/SF
NOI
$31.0K $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%
$620,520
Cap Rate 7%
$443,229
Cap Rate 9%
$344,733
Alternative Uses
Best Use
Multifamily LT 5
$443.2K
$387.8K – $517.1K
NOI $31,026 @ 7.0% cap · market cap 8.16%
Second Best
Apartment 5plus
$410.7K
$359.4K – $479.2K
NOI $28,752 @ 7.0% cap · market cap 7.57%
Theoretical Best
Office A
$737.8K
$645.5K – $860.7K
NOI $51,643 @ 7.0% cap · market cap 13.59%
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
191
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 - Separate residences feature indoor laundry, tile finishes, generous closet space, and garage parking.
Where is this duplex located?
The property is located at 4402 Douglas Ln Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Two‑unit duplex built in 2004; Each unit offers 3 bedrooms and 2 full bathrooms; Indoor laundry rooms and tile throughout both units
