Duplex with Upgraded
For Sale
$519,000
4711 27th St SW, Lehigh Acres, FL 33973
Both residences include individual garages, in-unit laundry, and contemporary kitchen finishes.
Property Size3,226 SF
Price / SF$160.88
Days on Market174
Property Features for 4711 27th St SW
General Information
Standard status
Active
Size
3,226 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
in-unit washer and dryer
Building Details
Year Built
2025
Buildings
1
Listing Agency:
Beycome of Florida LLC
(804) 656-5007
Listed By:
Steven Koleno · License #3469487
Source:
Naplesareahomesearch
Added: Mar 11
Changed: Aug 28
Last Checked: Aug 30 at 6:16PM
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 Beycome of Florida LLC
Investment Insights
Based on property information with market context.
Built in 2025, this 3,226-square-foot duplex contains two residences, each offering 3 bedrooms and 2 bathrooms. Interior features include tile flooring, granite countertops, wood cabinetry, stainless steel appliances, LED lighting, and ceiling fans. Each side also has an in-unit washer and dryer and an individual garage with an epoxy-coated floor.
The property is located in Lehigh Acres near Gateway High School, with convenient access to I-75. Fort Myers, shopping, dining, and entertainment are also within a short drive. The two-unit configuration provides separate residential spaces with consistent finishes and functional household amenities throughout.
The property is located in Lehigh Acres near Gateway High School, with convenient access to I-75. Fort Myers, shopping, dining, and entertainment are also within a short drive. The two-unit configuration provides separate residential spaces with consistent finishes and functional household amenities throughout.
Key Highlights
- Two‑unit duplex with 3 bedrooms and 2 bathrooms on each side
- 3,226 SF duplex built in 2025
- Tile flooring, granite countertops, wood cabinetry, and stainless steel appliances
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
$42,700
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
8.23%
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%
$854,000
$854.0K
Cap Rate 7%
$610,000
$610.0K
Cap Rate 9%
$474,444
$474.4K
Market Conditions
NOI Build-Up for 3,226 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
$63.9K $19.80/SF
− Vacancy
−$2.9K −$0.89/SF
EGI
$61.0K $18.91/SF
− OpEx
−$18.3K −$5.67/SF
NOI
$42.7K $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%
$854,000
Cap Rate 7%
$610,000
Cap Rate 9%
$474,444
Alternative Uses
Best Use
Multifamily LT 5
$610.0K
$533.8K – $711.7K
NOI $42,700 @ 7.0% cap · market cap 8.23%
Second Best
Apartment 5plus
$565.3K
$494.6K – $659.5K
NOI $39,571 @ 7.0% cap · market cap 7.62%
Theoretical Best
Office A
$1.02M
$888.4K – $1.18M
NOI $71,075 @ 7.0% cap · market cap 13.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
75
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 - Both residences include individual garages, in-unit laundry, and contemporary kitchen finishes.
Where is this duplex located?
The property is located at 4711 27th St SW Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: Two‑unit duplex with 3 bedrooms and 2 bathrooms on each side; 3,226 SF duplex built in 2025; Tile flooring, granite countertops, wood cabinetry, and stainless steel appliances
