New Lehigh Acres
For Sale
Contact for pricing
4501/4503 SW 15th ST, Lehigh Acres, FL 33973
New duplex in Lehigh Acres with income potential.
Property Size2,892 SF
Lot Size0.30 Acres
Price / SF$179.77
Days on Market112
Property Features for 4501/4503 SW 15th ST
General Information
Standard status
Active
Size
2,892 SF
Total Parking Spaces
6
Lot size
0.30 Acres
Property subtype
Multifamily
Zoning
rm-2
Building Details
Year Built
2025
Units
2
Listing Agency:
Mato Realty, LLC
(239) 601-7046
Listed By:
Becky Mato · License #3169171
Source:
Crexi
Added: May 13
Changed: Aug 8
Last Checked: Jul 17 at 10:21AM
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.
This new duplex, slated for completion in 2025, is located in the southwest area of Lehigh Acres, near Sunshine Blvd, Gunnery Rd, and Lee Blvd, providing convenient access to Fort Myers, retail, restaurants, and schools. Each side of the property features 3 bedrooms, 2 bathrooms, and a 1-car garage with laundry facilities. The units feature modern finishes, tile flooring, impact-resistant windows, and an open-concept layout. The kitchens include cabinetry and counter space. Constructed with concrete block and a stucco exterior, the duplex is situated on a 0.30-acre corner lot and includes separate entrances for each unit. One unit is rented beginning May 1st for one year, generating income. This property is suitable for investors or homeowners looking to occupy one side and rent the other. The property offers quality, modern design, and income potential in a developing area.
Key Highlights
- Income‑generating property: Unit already rented for 1 year starting May 1st.
- Brand‑new 2025 construction in a desirable Lehigh Acres location.
- Duplex offers two separate units, each with 3 bedrooms and 2 bathrooms.
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
$38,279
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
7.36%
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%
$765,580
$765.6K
Cap Rate 7%
$546,843
$546.8K
Cap Rate 9%
$425,322
$425.3K
Market Conditions
NOI Build-Up for 2,892 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
$57.3K $19.80/SF
− Vacancy
−$2.6K −$0.89/SF
EGI
$54.7K $18.91/SF
− OpEx
−$16.4K −$5.67/SF
NOI
$38.3K $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%
$765,580
Cap Rate 7%
$546,843
Cap Rate 9%
$425,322
Alternative Uses
Best Use
Multifamily LT 5
$546.8K
$478.5K – $638.0K
NOI $38,279 @ 7.0% cap · market cap 7.36%
Second Best
Apartment 5plus
$506.8K
$443.4K – $591.2K
NOI $35,474 @ 7.0% cap · market cap 6.82%
Theoretical Best
Office A
$910.2K
$796.5K – $1.06M
NOI $63,717 @ 7.0% cap · market cap 12.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - New duplex in Lehigh Acres with income potential.
Where is this duplex located?
The property is located at 4501/4503 SW 15th ST Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $519,900.
What are key features of this property?
This property features: Income‑generating property: Unit already rented for 1 year starting May 1st.; Brand‑new 2025 construction in a desirable Lehigh Acres location.; Duplex offers two separate units, each with 3 bedrooms and 2 bathrooms.
