Brand-New Duplex with
New
For Sale
$800,000
4526 Douglas Ln, Lehigh Acres, FL 33973
Brand-new two-unit property with city water, modern finishes, included appliances, and substantial parking and storage capacity.
Property Size3,182 SF
Lot Size0.50 Acres
Price / SF$251.41
Days on Market6
Property Features for 4526 Douglas Ln
General Information
Standard status
Active
Size
3,182 SF
Lot size
0.50 Acres
Property subtype
Residential Income
Units
Unit Mix
2 x 3BR/3BA+den
Multifamily Units
2
Parking per Unit
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$7,491
Building Details
Buildings
1
Listing Agency:
Premiere Advantage Real Estate
(239) 677-0591
Listed By:
Estela A. Perez
(239) 677-0591
Source:
Exprealty
Added: Aug 13
Changed: Aug 18
Last Checked: Aug 18 at 8:48AM
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 Premiere Advantage Real Estate
Investment Insights
Based on property information with market context.
This brand-new duplex includes two three-bedroom, three-bathroom residences, each with an additional den or flex area. Both units feature open-concept interiors, contemporary finishes, natural light, spacious kitchens, and included appliances. Each residence also has an oversized two-car garage and a large driveway, creating dedicated parking and storage space for both sides of the property.
The duplex sits on a half-acre lot with city water in Lehigh Acres. Its setting near Joel Boulevard and Lee Boulevard provides access to shopping, dining, schools, and major roadways throughout Southwest Florida. The lot offers room for future outdoor improvements such as a pool, entertaining area, or expanded landscaping.
The duplex sits on a half-acre lot with city water in Lehigh Acres. Its setting near Joel Boulevard and Lee Boulevard provides access to shopping, dining, schools, and major roadways throughout Southwest Florida. The lot offers room for future outdoor improvements such as a pool, entertaining area, or expanded landscaping.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 3 full bathrooms per residence
- Each unit includes a den or flex space for office, guest, or recreation use
- Oversized 2‑car garage and large driveway assigned to each unit
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
$42,118
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
5.26%
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%
$842,360
$842.4K
Cap Rate 7%
$601,686
$601.7K
Cap Rate 9%
$467,978
$468.0K
Market Conditions
NOI Build-Up for 3,182 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
$63.0K $19.80/SF
− Vacancy
−$2.8K −$0.89/SF
EGI
$60.2K $18.91/SF
− OpEx
−$18.1K −$5.67/SF
NOI
$42.1K $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%
$842,360
Cap Rate 7%
$601,686
Cap Rate 9%
$467,978
Alternative Uses
Best Use
Multifamily LT 5
$601.7K
$526.5K – $702.0K
NOI $42,118 @ 7.0% cap · market cap 5.26%
Second Best
Apartment 5plus
$557.6K
$487.9K – $650.5K
NOI $39,031 @ 7.0% cap · market cap 4.88%
Theoretical Best
Office A
$1.00M
$876.3K – $1.17M
NOI $70,106 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Brand-new two-unit property with city water, modern finishes, included appliances, and substantial parking and storage capacity.
Where is this duplex located?
The property is located at 4526 Douglas Ln Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 3 full bathrooms per residence; Each unit includes a den or flex space for office, guest, or recreation use; Oversized 2‑car garage and large driveway assigned to each unit
