Six-Bedroom
For Sale
$374,900
461/463 Loretta Ave S, Lehigh Acres, FL 33974
Two separate three-bedroom units feature private laundry, tiled interiors, and kitchens with ample cabinet storage.
Property Size2,252 SF
Price / SF$166.47
Days on Market215
Property Features for 461/463 Loretta Ave S
General Information
Standard status
Active
Size
2,252 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
interior laundry
walk-in closets
Building Details
Year Built
2006
Buildings
1
Listing Agency:
Land Brokers Inc
(239) 218-8644
Listed By:
Cristian Wojciechowski · License #252011628
Source:
Naplespropertyguide
Added: Jan 26
Changed: Aug 28
Last Checked: Aug 29 at 10:27AM
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 Land Brokers Inc
Investment Insights
Based on property information with market context.
Built in 2006, this duplex contains 2,252 square feet with two matching residences, each offering 3 bedrooms and 2 bathrooms. Both units have fully tiled interiors, generously sized bedrooms, a walk-in closet in the primary bedroom, and a bathroom with a shower/tub combination. Interior laundry is provided in each residence. The kitchens include substantial cabinet storage and broad counters suitable for casual meals.
The property is positioned 4 blocks east of Bell Blvd, with connections to Leeland Heights and Joel Blvd to the north and SR 82 to the south. These routes provide access toward Fort Myers and Cape Coral. Shopping centers, schools, and restaurants are located nearby.
The property is positioned 4 blocks east of Bell Blvd, with connections to Leeland Heights and Joel Blvd to the north and SR 82 to the south. These routes provide access toward Fort Myers and Cape Coral. Shopping centers, schools, and restaurants are located nearby.
Key Highlights
- Duplex with 6 bedrooms and 4 bathrooms; each unit has 3 bedrooms and 2 bathrooms
- 2,252‑square‑foot property built in 2006
- Roof replaced in 2024
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
$23,962
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
6.39%
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%
$479,240
$479.2K
Cap Rate 7%
$342,314
$342.3K
Cap Rate 9%
$266,244
$266.2K
Market Conditions
NOI Build-Up for 2,252 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
$36.5K $16.20/SF
− Vacancy
−$2.3K −$1.00/SF
EGI
$34.2K $15.20/SF
− OpEx
−$10.3K −$4.56/SF
NOI
$24.0K $10.64/SF
Area
ZIP 33974
Vacancy
6.17%
Lease Rate
$16.20 /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%
$479,240
Cap Rate 7%
$342,314
Cap Rate 9%
$266,244
Alternative Uses
Best Use
Multifamily LT 5
$342.3K
$299.5K – $399.4K
NOI $23,962 @ 7.0% cap · market cap 6.39%
Second Best
Apartment 5plus
$297.8K
$260.6K – $347.4K
NOI $20,846 @ 7.0% cap · market cap 5.56%
Theoretical Best
Specialty Retail
$867.0K
$758.6K – $1.01M
NOI $60,687 @ 7.0% cap · market cap 16.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 33974, FL
17,233
Population
5,771
Households
3
Avg Household Size
33
Median Age
16%
College-Educated
84%
High-School Grad
22.4 sq mi
ZIP Area
769
Density / Sq Mi
$65,809
Median Household Income
$33,982
Median Earnings
$1,698
Median Rent
$272,800
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 - Two separate three-bedroom units feature private laundry, tiled interiors, and kitchens with ample cabinet storage.
Where is this duplex located?
The property is located at 461/463 Loretta Ave S Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $374,900.
What are key features of this property?
This property features: Duplex with 6 bedrooms and 4 bathrooms; each unit has 3 bedrooms and 2 bathrooms; 2,252‑square‑foot property built in 2006; Roof replaced in 2024
