New Construction
For Sale
$490,000
4686-4688 Golfview Blvd, Lehigh Acres, FL 33973
Two attached residences offer modern finishes, private garages, covered lanais, and flexible owner-occupant or rental use.
Property Size3,238 SF
Price / SF$151.33
Days on Market118
Property Features for 4686-4688 Golfview Blvd
General Information
Standard status
Active
Size
3,238 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Savvy Avenue, LLC
(888) 490-1268
Listed By:
Moe Mossa · License #496503916
Source:
Naplespropertyguide
Added: May 4
Changed: Aug 28
Last Checked: Aug 29 at 10:33AM
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 Savvy Avenue, LLC
Investment Insights
Based on property information with market context.
Completed in 2026, this 3,238-square-foot duplex at 4686-4688 Golfview Blvd includes two separate residences, each with three bedrooms and two bathrooms. Both units feature open layouts, high ceilings, abundant natural light, large-format tile flooring, recessed lighting, and contemporary fixtures. Kitchens are equipped with quartz countertops, white shaker cabinets, stainless steel appliances, and spacious islands. Primary bathrooms include glass-enclosed showers and tile finishes.
Each residence has a covered lanai, a generous backyard area, a paver driveway, and its own garage. The property configuration supports living in one unit while renting the other or operating both residences as a rental property.
Each residence has a covered lanai, a generous backyard area, a paver driveway, and its own garage. The property configuration supports living in one unit while renting the other or operating both residences as a rental property.
Key Highlights
- Two‑unit duplex completed in 2026
- 3,238 SF building with two 3‑bedroom, 2‑bath residences
- Quartz kitchen counters, white shaker cabinetry, stainless steel appliances, and islands
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
$42,859
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
8.75%
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%
$857,180
$857.2K
Cap Rate 7%
$612,271
$612.3K
Cap Rate 9%
$476,211
$476.2K
Market Conditions
NOI Build-Up for 3,238 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
$64.1K $19.80/SF
− Vacancy
−$2.9K −$0.89/SF
EGI
$61.2K $18.91/SF
− OpEx
−$18.4K −$5.67/SF
NOI
$42.9K $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%
$857,180
Cap Rate 7%
$612,271
Cap Rate 9%
$476,211
Alternative Uses
Best Use
Multifamily LT 5
$612.3K
$535.7K – $714.3K
NOI $42,859 @ 7.0% cap · market cap 8.75%
Second Best
Apartment 5plus
$567.4K
$496.5K – $662.0K
NOI $39,718 @ 7.0% cap · market cap 8.11%
Theoretical Best
Office A
$1.02M
$891.8K – $1.19M
NOI $71,340 @ 7.0% cap · market cap 14.56%
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 - Two attached residences offer modern finishes, private garages, covered lanais, and flexible owner-occupant or rental use.
Where is this duplex located?
The property is located at 4686-4688 Golfview Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: Two‑unit duplex completed in 2026; 3,238 SF building with two 3‑bedroom, 2‑bath residences; Quartz kitchen counters, white shaker cabinetry, stainless steel appliances, and islands
