Under-Construction Duplex with
For Sale
$508,000
Pending
4561 Golfview Boulevard W, Lehigh Acres, FL 33973
MULTI_FAMILY - Other - Lehigh Acres, FL
Property Size3,568 SF
Lot Size0.29 Acres
Days on Market155
Property Features for 4561 Golfview Boulevard W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 2
Pets allowed
Yes
Subdivision
LEHIGH ACRES
Lot features
Rectangular Lot
Standard status
Pending
APN
33-44-26-L4-08027.0200
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 8 BLK.27 PB 15 PG 88 LOT 20
Tax Annual Amount
567
Legal Description
LEHIGH ESTATES UNIT 8 BLK.27 PB 15 PG 88 LOT 20
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Ceiling Fan(s), Central Air, Electric
Water source
Well
Amenities
in-unit washer/dryer
front porch
back porch
Building Details
Year built
2026
Number of units
1
Flooring type
Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Sellstate 5 Star Realty
(239) 491-2430
Listed By:
Andres Miller · License #258032573
(239) 287-6894
Added: Mar 17
Changed: Aug 11
Last Checked: Aug 18 at 11:06PM
MLS# 2026013123
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Under-construction duplex offering approximately 3,568 square feet of living space with an open-concept layout and tile flooring. Construction materials include block, concrete, and stucco, with a shingle roof. Each unit includes a modern kitchen with white Shaker cabinetry, 42-inch upper cabinets with crown molding, and granite countertops, plus its own washer and dryer. The home is equipped with central air and electric heating, and includes high-impact windows and doors.
The duplex sits on a 0.287-acre lot and is supported by a well water source and a septic tank sewer system. Exterior features include front and back porches for outdoor use, and a 2-car garage with spacious driveways. Bathrooms are designed with frameless glass shower enclosures.
Built in 2026, the configuration supports either owner-occupancy with a second unit rented or leasing both units, depending on how you plan to use the property.
The duplex sits on a 0.287-acre lot and is supported by a well water source and a septic tank sewer system. Exterior features include front and back porches for outdoor use, and a 2-car garage with spacious driveways. Bathrooms are designed with frameless glass shower enclosures.
Built in 2026, the configuration supports either owner-occupancy with a second unit rented or leasing both units, depending on how you plan to use the property.
Key Highlights
- Under‑construction duplex with approx. 3,568 SF of living space
- 0.287‑acre lot with front and back porches
- Each unit has its own washer and dryer
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
$43,766
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
8.62%
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%
$875,320
$875.3K
Cap Rate 7%
$625,229
$625.2K
Cap Rate 9%
$486,289
$486.3K
Market Conditions
NOI Build-Up for 3,568 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
$83.1K $23.28/SF
− Vacancy
−$3.5K −$0.98/SF
EGI
$79.6K $22.30/SF
− OpEx
−$35.8K −$10.04/SF
NOI
$43.8K $12.27/SF
Area
Lee County, FL
Vacancy
4.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$875,320
Cap Rate 7%
$625,229
Cap Rate 9%
$486,289
Alternative Uses
Best Use
Multifamily LT 5
$674.7K
$590.3K – $787.1K
NOI $47,227 @ 7.0% cap · market cap 9.30%
Second Best
Apartment 5plus
$625.2K
$547.1K – $729.4K
NOI $43,766 @ 7.0% cap · market cap 8.62%
Theoretical Best
Office A
$1.12M
$982.6K – $1.31M
NOI $78,610 @ 7.0% cap · market cap 15.47%
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
104
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 - Under-construction duplex on a well and septic system featuring front and back porches plus a 2-car garage.
Where is this duplex located?
The property is located at 4561 Golfview Boulevard W Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $508,000.
What are key features of this property?
This property features: Under‑construction duplex with approx. 3,568 SF of living space; 0.287‑acre lot with front and back porches; Each unit has its own washer and dryer
