New Duplex with Double
For Sale
$569,000
4568/4570 Golfview Boulevard, Lehigh Acres, FL 33973
MULTI_FAMILY - Ranch - Lehigh Acres, FL
Property Size3,920 SF
Lot Size0.29 Acres
Price / SF$145.15
Days on Market294
Property Features for 4568/4570 Golfview Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
6
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 6
Patio and Porch features
Patio
Pets allowed
Yes
Exterior features
Patio
Subdivision
LEHIGH ACRES
Lot features
Rectangular Lot
Directions
Please use Maps.
Standard status
Active
APN
33-44-26-L4-08028.0040
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LEHIGH ESTATES UNIT 8 BLK.28 PB 15 PG 88 LOT 4
Tax Annual Amount
633
Legal Description
LEHIGH ESTATES UNIT 8 BLK.28 PB 15 PG 88 LOT 4
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Well
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Realty Club, LLC
(954) 219-0000
Listed By:
Chita Parus · License #278037960
(754) 255-1555
Added: Oct 29, 2025
Changed: Aug 5
Last Checked: Aug 18 at 6:06AM
MLS# 2025017517
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.
Newly constructed ranch-style duplex under construction as of C/O issuance in July, built with block, concrete, and stucco. The homes include tile flooring, electric central heating with central air cooling, and a shingle roof. Bedroom ceilings are listed at 9'5, while the living room is listed at 15', with ample natural light throughout.
The interior configuration features multiple bedrooms and a kitchen with white Shaker cabinetry, 42" wall cabinets with crown molding, and granite countertops. Bathrooms include frameless glass shower doors. The property also includes modern appliances with 2 washers and 2 dryers, impact-rated windows and doors, and both front and rear porches.
Exterior improvements include a patio and spacious driveways, and the duplex provides a 2-car double garage. Utilities are supported by a well water source and a septic tank sewer system. The project spans approximately 3,920 SF on a 0.286-acre lot.
The interior configuration features multiple bedrooms and a kitchen with white Shaker cabinetry, 42" wall cabinets with crown molding, and granite countertops. Bathrooms include frameless glass shower doors. The property also includes modern appliances with 2 washers and 2 dryers, impact-rated windows and doors, and both front and rear porches.
Exterior improvements include a patio and spacious driveways, and the duplex provides a 2-car double garage. Utilities are supported by a well water source and a septic tank sewer system. The project spans approximately 3,920 SF on a 0.286-acre lot.
Key Highlights
- Approximately 3,920 SF on a 0.286‑acre lot
- C/O issued in July after completion of inspections
- Ranch duplex with 9'5 bedroom ceilings and 15' living room ceilings
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
$51,886
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
9.12%
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%
$1,037,720
$1.0M
Cap Rate 7%
$741,229
$741.2K
Cap Rate 9%
$576,511
$576.5K
Market Conditions
NOI Build-Up for 3,920 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
$77.6K $19.80/SF
− Vacancy
−$3.5K −$0.89/SF
EGI
$74.1K $18.91/SF
− OpEx
−$22.2K −$5.67/SF
NOI
$51.9K $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%
$1,037,720
Cap Rate 7%
$741,229
Cap Rate 9%
$576,511
Alternative Uses
Best Use
Multifamily LT 5
$741.2K
$648.6K – $864.8K
NOI $51,886 @ 7.0% cap · market cap 9.12%
Second Best
Apartment 5plus
$686.9K
$601.1K – $801.4K
NOI $48,084 @ 7.0% cap · market cap 8.45%
Theoretical Best
Office A
$1.23M
$1.08M – $1.44M
NOI $86,365 @ 7.0% cap · market cap 15.18%
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
184
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 - Newly constructed duplex with central air and a 2-car double garage, plus front and rear porches.
Where is this duplex located?
The property is located at 4568/4570 Golfview Boulevard Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Approximately 3,920 SF on a 0.286‑acre lot; C/O issued in July after completion of inspections; Ranch duplex with 9'5 bedroom ceilings and 15' living room ceilings
