New Construction
For Sale
$539,900
4501-4503 15th Street Southwest, Lehigh Acres, FL 33973
Two separate residences offer modern finishes, private entries, garages, and laundry areas in a corner-lot configuration.
Property Size2,383 SF
Price / SF$226.56
Days on Market294
Property Features for 4501-4503 15th Street Southwest
General Information
Standard status
Active
Size
2,383 SF
Property subtype
Multi-Family Income / Duplex
Taxes and HOA fees
Annual Taxes
$539
Building Details
Year Built
2025
Listing Agency:
Mato Realty, LLC
Listed By:
Becky Mato, PA
(239) 601-7046
Source:
Compass
Added: Nov 17, 2025
Changed: Sep 2
Last Checked: Aug 31 at 3:17AM
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 Mato Realty, LLC
Investment Insights
Based on property information with market context.
Completed in 2025, this duplex contains two independently accessed residences, each with three bedrooms, two bathrooms, a one-car garage, and a laundry area. Both sides feature tile flooring, impact-resistant windows, concrete block construction, stucco exteriors, and open living arrangements. Modern kitchens provide streamlined cabinetry and substantial counter space, while separate entrances support privacy between the residences.
The property occupies an oversized 0.30-acre corner lot at 4501-4503 15th Street Southwest in Lehigh Acres. Its position near Sunshine Blvd, Gunnery Rd, and Lee Blvd provides access toward Fort Myers as well as nearby shopping, dining, and schools.
The property occupies an oversized 0.30-acre corner lot at 4501-4503 15th Street Southwest in Lehigh Acres. Its position near Sunshine Blvd, Gunnery Rd, and Lee Blvd provides access toward Fort Myers as well as nearby shopping, dining, and schools.
Key Highlights
- 2025‑built duplex with two separate residences
- Each side includes 3 bedrooms, 2 bathrooms, and a 1‑car garage
- 0.30‑acre oversized corner lot
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
$31,542
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
5.84%
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%
$630,840
$630.8K
Cap Rate 7%
$450,600
$450.6K
Cap Rate 9%
$350,467
$350.5K
Market Conditions
NOI Build-Up for 2,383 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
$47.2K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$45.1K $18.91/SF
− OpEx
−$13.5K −$5.67/SF
NOI
$31.5K $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%
$630,840
Cap Rate 7%
$450,600
Cap Rate 9%
$350,467
Alternative Uses
Best Use
Multifamily LT 5
$450.6K
$394.3K – $525.7K
NOI $31,542 @ 7.0% cap · market cap 5.84%
Second Best
Apartment 5plus
$417.6K
$365.4K – $487.2K
NOI $29,230 @ 7.0% cap · market cap 5.41%
Theoretical Best
Office A
$750.0K
$656.3K – $875.0K
NOI $52,502 @ 7.0% cap · market cap 9.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
83
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 - Two separate residences offer modern finishes, private entries, garages, and laundry areas in a corner-lot configuration.
Where is this duplex located?
The property is located at 4501-4503 15th Street Southwest Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: 2025‑built duplex with two separate residences; Each side includes 3 bedrooms, 2 bathrooms, and a 1‑car garage; 0.30‑acre oversized corner lot
