Newly Built Duplex with Double
For Sale
$569,000
4572/4574 Golfview BLVD, Lehigh Acres, FL 33973
Two-unit property combines modern finishes with front and rear porches and a double garage.
Property Size3,920 SF
Price / SF$145.15
Days on Market309
Property Features for 4572/4574 Golfview BLVD
General Information
Standard status
Active
Size
3,920 SF
Total Parking Spaces
2
Property subtype
Duplex
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$646
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Realty Club, LLC
Listed By:
Chita Parus · License #3228802
(954) 219-0000
Source:
Kwelevate
Added: Oct 29, 2025
Changed: Aug 31
Last Checked: Aug 31 at 9:31PM
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 Realty Club, LLC
Investment Insights
Based on property information with market context.
Completed in 2025, this two-unit duplex contains approximately 3,920 SF with abundant natural light and a practical residential layout. Interior details include 9'5'' bedroom ceilings, a 15' living room ceiling, white Shaker cabinetry, 42' wall cabinets with crown molding, and granite countertops. Each unit is equipped with a washer and dryer, while frameless glass shower doors and high-impact-rated windows and doors add to the updated specification.
The property includes a 2-car double garage, spacious driveways, and both front and rear porches. Its configuration supports owner occupancy in one unit with the second leased separately, or leasing both units as a residential income property. A C/O was issued in July following completion of all inspections.
The property includes a 2-car double garage, spacious driveways, and both front and rear porches. Its configuration supports owner occupancy in one unit with the second leased separately, or leasing both units as a residential income property. A C/O was issued in July following completion of all inspections.
Key Highlights
- Newly constructed duplex completed in 2025
- Approximately 3,920 SF with 2 units
- 9'5'' bedroom ceilings and a 15' living room ceiling
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
100
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 - Two-unit property combines modern finishes with front and rear porches and a double garage.
Where is this duplex located?
The property is located at 4572/4574 Golfview BLVD 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: Newly constructed duplex completed in 2025; Approximately 3,920 SF with 2 units; 9'5'' bedroom ceilings and a 15' living room ceiling
