New Construction
For Sale
$550,000
4429-4431 28th ST SW, Lehigh Acres, FL 33973
Each residence includes a den or office, two bathrooms, and additional storage.
Property Size3,360 SF
Price / SF$163.69
Days on Market167
Property Features for 4429-4431 28th ST SW
General Information
Standard status
Active
Size
3,360 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR+den/office, 2BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$805
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Xclusive Homes LLC
(239) 431-5522
Listed By:
Reinier Perez · License #NAPLES-249528682
Source:
Kwelevate
Added: Mar 19
Changed: Aug 31
Last Checked: Aug 31 at 9:03AM
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 Xclusive Homes LLC
Investment Insights
Based on property information with market context.
This new-construction duplex provides 3,360 square feet of total space across two residences. Each unit is arranged with 2 bedrooms, a den or office, 2 bathrooms, and additional storage. Interior details include solid wood cabinetry and quartz countertops, complemented by impact-resistant windows.
Four independent A/C systems give each unit separate climate control. Completed in 2026, the property is located at 4429-4431 28th ST SW in Lehigh Acres, Florida, and offers a configuration suitable for rental use or an owner-occupant arrangement.
Four independent A/C systems give each unit separate climate control. Completed in 2026, the property is located at 4429-4431 28th ST SW in Lehigh Acres, Florida, and offers a configuration suitable for rental use or an owner-occupant arrangement.
Key Highlights
- 3,360 SqFt duplex with two residences
- Each unit includes 2 bedrooms plus a den/office and 2 bathrooms
- Solid wood cabinetry and quartz countertops
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
$44,474
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
8.09%
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%
$889,480
$889.5K
Cap Rate 7%
$635,343
$635.3K
Cap Rate 9%
$494,156
$494.2K
Market Conditions
NOI Build-Up for 3,360 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
$66.5K $19.80/SF
− Vacancy
−$3.0K −$0.89/SF
EGI
$63.5K $18.91/SF
− OpEx
−$19.1K −$5.67/SF
NOI
$44.5K $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%
$889,480
Cap Rate 7%
$635,343
Cap Rate 9%
$494,156
Alternative Uses
Best Use
Multifamily LT 5
$635.3K
$555.9K – $741.2K
NOI $44,474 @ 7.0% cap · market cap 8.09%
Second Best
Apartment 5plus
$588.8K
$515.2K – $686.9K
NOI $41,215 @ 7.0% cap · market cap 7.49%
Theoretical Best
Office A
$1.06M
$925.4K – $1.23M
NOI $74,028 @ 7.0% cap · market cap 13.46%
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
81
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 - Each residence includes a den or office, two bathrooms, and additional storage.
Where is this duplex located?
The property is located at 4429-4431 28th ST SW Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 3,360 SqFt duplex with two residences; Each unit includes 2 bedrooms plus a den/office and 2 bathrooms; Solid wood cabinetry and quartz countertops
