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    Duplex with Two One-Car Garages Title is generated by Realmo AI

    4540/4542 22ND St SW, Lehigh Acres, FL 33973

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    New
    For Sale
    $517,999

    MULTI_FAMILY - Other - LEHIGH ACRES, FL

    Type:Duplex
    Property size:
    2,400 SF
    Lot size:
    0.28 Acres
    Price / SF:
    $215/SF
    Added:
    Jun 1, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 5 at 11:06 pm

    Property Features for 4540/4542 22ND St SW

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Property condition
    Under Construction
    Zoning
    RM-2
    Bedrooms
    6
    Bathrooms
    4
    Rooms
    Bedroom 1, Bedroom 5, Bedroom 4, Bathroom 3, Bedroom 3, Bathroom 4, Bathroom 2, Bathroom 1, Bedroom 2, Bedroom 6
    Pets allowed
    Yes
    Standard status
    Active
    APN
    04-45-26-L1-05008.0360
    Size
    2,400 SF
    Lot size
    0.28 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LEHIGH ESTATES UNIT 5 BLK 8 PB 15 PG 85 LOT 36
    Tax Annual Amount
    629

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Central, Electric (Heating)
    Cooling system
    Central Air, Electric
    Water source
    Well

    Building Details

    Year built
    2025
    Number of units
    2
    Flooring type
    Tile
    Building materials
    Concrete Block, Stucco
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Gio Valencia

    Listing agent Gio Valencia License #NAPLES-249525717

    Listing office Premiere Plus Realty Company 9015 Strada Stell Ct. #104, Naples, FL

    Listing date Jun 1, 2026

    MLS# 226022157 Listing URL

    Copyright © 2026 Naples Area Board of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Brand‑new 2025 duplex in Lehigh Acres with full 6 bedrooms and 4 bathrooms total
    • Each unit includes its own one‑car garage plus dedicated laundry areas
    • Tile flooring throughout with 24x24 ceramic tile and central electric heating and central air conditioning
    • Concrete block and stucco construction with a shingle roof
    • Utilities include city water plus septic tank sewer; water source listed as well (per provided info)
    • Impact‑rated doors/windows, sprinkler irrigation, and premium rock landscaping, with full gutters/soffits

    Overview

    Newly built in 2025, this duplex offers two units within a single structure, totaling six bedrooms and four bathrooms. The design includes 24x24 ceramic tile flooring, recessed LED lighting, and spiral pendant fixtures. Kitchens feature quartz Calacatta Plata countertops with a waterfall edge, matching backsplash and window sills, stainless steel appliances, and wood cabinetry with black hardware. Bathrooms include quartz vanities, with primary suite rainfall shower heads offering LED color options plus handheld sprayers, and secondary baths configured with versatile shower setups. Practical interior storage is supported by custom closets and ventilated pantry shelving, along with dedicated laundry areas and durable epoxy-style flooring.

    Each unit is served by its own one-car garage. The property is situated on an oversized lot at 4540/4542 22nd St SW in Lehigh Acres, Lee County, Florida, zoned RM-2. Improvements include impact-rated doors and windows, sprinkler irrigation, premium rock landscaping, and full gutters/soffits, with city water provided (no well noted).

    For tenants or owner-operators seeking a turn-key, low-maintenance residential income property, this duplex includes a 1-year systems/appliance warranty and a 10-year structural warranty. The seller notes that no security cameras are installed or included.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $47.5k $19.80
    − Vacancy −$2.1k −$0.89
    EGI $45.4k $18.91
    − OpEx −$13.6k −$5.67
    NOI $31.8k $13.24
    2,400 SF · lease $19.80/SF/yr · vacancy 4.50% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $453.8K
    $397.1K – $529.5K (±1% cap)
    NOI $31,767 @ 7.0% cap · market cap 6.13%
    Second Best
    Apartment 5plus
    $420.6K
    $368.0K – $490.7K (±1% cap)
    NOI $29,439 @ 7.0% cap · market cap 5.68%
    Theoretical Best
    Office A
    $755.4K
    $661.0K – $881.3K (±1% cap)
    NOI $52,877 @ 7.0% cap · market cap 10.21%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Hair Salon Nail Salon Pharmacy Accounting Firm Auto Repair Shop Kitchen & Bath Showroom

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lehigh Acres
    County
    Lee
    State
    Florida
    Longitude
    -81.718677
    Latitude
    26.593749

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    FAQs

    What type of property is this?
    Duplex - New 2025 duplex with modern interiors and one-car garages for each unit, under RM-2 zoning.
    Where is this duplex located?
    The property is located at 4540/4542 22ND St SW Lehigh Acres, FL.
    What is the asking price?
    The asking price for this property is $517,999.
    What are key features of this property?
    This property features: Brand‑new 2025 duplex in Lehigh Acres with full 6 bedrooms and 4 bathrooms total; Each unit includes its own one‑car garage plus dedicated laundry areas; Tile flooring throughout with 24x24 ceramic tile and central electric heating and central air conditioning
    (239) 285-9065
    We can help!
    Listing Contact
    Gio Valencia
    Real Estate License ID: NAPLES-249525717
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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