Duplex with Private
For Sale
$320,000
Pending
4708 Golfview Blvd, Lehigh Acres, FL 33973
Two-unit property with one occupied side and one currently vacant side.
Property Size2,352 SF
Days on Market272
Property Features for 4708 Golfview Blvd
General Information
Standard status
Pending
Size
2,352 SF
Property subtype
Multi-Family
Building Details
Year Built
2002
Listing Agency:
Logical Choice Realty Group
(239) 940-3898
Listed By:
Karen Morreale · License #855003725
Source:
Napleshomesearcher
Added: Dec 3, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:43PM
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 Logical Choice Realty Group
Investment Insights
Based on property information with market context.
Built in 2002, this 2,352-square-foot duplex is being offered in its existing condition. The property contains two separate units, each with a private entrance and a functional residential layout. One side is occupied, while the other is vacant, providing a mix of current occupancy and immediate availability.
The duplex is located at 4708 Golfview Blvd in Lehigh Acres, Florida, near schools, shopping, dining, and major roadways. Its separate entrances and two-unit configuration support distinct residential living arrangements within one property.
The duplex is located at 4708 Golfview Blvd in Lehigh Acres, Florida, near schools, shopping, dining, and major roadways. Its separate entrances and two-unit configuration support distinct residential living arrangements within one property.
Key Highlights
- 2,352‑square‑foot duplex built in 2002
- One unit occupied and one unit vacant
- Each unit has a private entrance
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
$28,850
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
9.02%
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%
$577,000
$577.0K
Cap Rate 7%
$412,143
$412.1K
Cap Rate 9%
$320,556
$320.6K
Market Conditions
NOI Build-Up for 2,352 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
$54.8K $23.28/SF
− Vacancy
−$2.3K −$0.98/SF
EGI
$52.5K $22.30/SF
− OpEx
−$23.6K −$10.04/SF
NOI
$28.9K $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%
$577,000
Cap Rate 7%
$412,143
Cap Rate 9%
$320,556
Alternative Uses
Best Use
Multifamily LT 5
$444.7K
$389.2K – $518.9K
NOI $31,132 @ 7.0% cap · market cap 9.73%
Second Best
Apartment 5plus
$412.1K
$360.6K – $480.8K
NOI $28,850 @ 7.0% cap · market cap 9.02%
Theoretical Best
Office A
$740.3K
$647.7K – $863.7K
NOI $51,819 @ 7.0% cap · market cap 16.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
143
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 with one occupied side and one currently vacant side.
Where is this duplex located?
The property is located at 4708 Golfview Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: 2,352‑square‑foot duplex built in 2002; One unit occupied and one unit vacant; Each unit has a private entrance
