Three-Bedroom Duplex
For Sale
$380,000
Pending
4402 Douglas Ln, Lehigh Acres, FL 33973
Both residences offer indoor laundry, tile flooring, generous storage, and garage access.
Property Size2,344 SF
Days on Market43
Property Features for 4402 Douglas Ln
General Information
Standard status
Pending
Size
2,344 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
indoor laundry rooms
Building Details
Year Built
2004
Listing Agency:
RE/MAX Gulf Coast Living
(239) 910-0953
Listed By:
Danielle Ruth · License #258008345
Source:
Naplespropertyguide
Added: Jul 21
Changed: Aug 31
Last Checked: Aug 31 at 5:26PM
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 2,344-square-foot duplex contains two residences, each configured with 3 bedrooms and 2 full bathrooms. Interior features include tile flooring, indoor laundry rooms, and ample closet space, while each unit includes a 1-car garage. The property sits on a large corner lot.
One unit is occupied by a long-term tenant under a lease that expires 6/2027. The two-unit configuration provides separate residential spaces within a single multifamily property and may suit an owner-occupant or investor seeking an income-producing asset.
One unit is occupied by a long-term tenant under a lease that expires 6/2027. The two-unit configuration provides separate residential spaces within a single multifamily property and may suit an owner-occupant or investor seeking an income-producing asset.
Key Highlights
- Two 3‑bedroom, 2‑bathroom units in a 2,344‑square‑foot duplex
- Built in 2004 on a large corner lot
- Each unit includes an indoor laundry room and 1‑car garage
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
210
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences offer indoor laundry, tile flooring, generous storage, and garage access.
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 3‑bedroom, 2‑bathroom units in a 2,344‑square‑foot duplex; Built in 2004 on a large corner lot; Each unit includes an indoor laundry room and 1‑car garage
