Duplex with Updated
For Sale
$389,000
4737-4739 22nd St SW, Lehigh Acres, FL 33973
Two residential units offer flexible layouts, attached garages, and established long-term tenancy.
Property Size2,254 SF
Price / SF$172.58
Days on Market18
Property Features for 4737-4739 22nd St SW
General Information
Standard status
Active
Size
2,254 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR+den/2BA
Multifamily Units
2
Parking per Unit
2
Additional Details
Highway Access
Yes
Building Details
Year Built
2005
Tenancy
Multi
Listing Agency:
Rent 1 Sale 1 Realty
(239) 888-6238
Listed By:
Carmen Sully · License #258032410
Source:
Exploreswflproperties
Added: Aug 14
Changed: Aug 31
Last Checked: Aug 31 at 5:39PM
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 Rent 1 Sale 1 Realty
Investment Insights
Based on property information with market context.
This duplex contains two residential units, each arranged with two bedrooms and a den that can serve as a third bedroom. Both units also include two full bathrooms and a two-car garage, creating a consistent configuration across the property. A roof replacement was completed in 2023, and new water softener units were installed in 2025.
Long-term tenants are already in place. The property is located near Daniels Parkway and US 82, with access to Fort Myers, surrounding communities, JetBlue Park, and RSW International Airport.
Long-term tenants are already in place. The property is located near Daniels Parkway and US 82, with access to Fort Myers, surrounding communities, JetBlue Park, and RSW International Airport.
Key Highlights
- Duplex with two residential units
- Each unit includes 2 bedrooms plus a den that can function as a third bedroom
- Each unit has 2 full bathrooms and a 2‑car garage
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
$29,835
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
7.67%
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%
$596,700
$596.7K
Cap Rate 7%
$426,214
$426.2K
Cap Rate 9%
$331,500
$331.5K
Market Conditions
NOI Build-Up for 2,254 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
$44.6K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$42.6K $18.91/SF
− OpEx
−$12.8K −$5.67/SF
NOI
$29.8K $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%
$596,700
Cap Rate 7%
$426,214
Cap Rate 9%
$331,500
Alternative Uses
Best Use
Multifamily LT 5
$426.2K
$372.9K – $497.3K
NOI $29,835 @ 7.0% cap · market cap 7.67%
Second Best
Apartment 5plus
$395.0K
$345.6K – $460.8K
NOI $27,648 @ 7.0% cap · market cap 7.11%
Theoretical Best
Office A
$709.4K
$620.8K – $827.7K
NOI $49,660 @ 7.0% cap · market cap 12.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
78
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 residential units offer flexible layouts, attached garages, and established long-term tenancy.
Where is this duplex located?
The property is located at 4737-4739 22nd St SW Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Duplex with two residential units; Each unit includes 2 bedrooms plus a den that can function as a third bedroom; Each unit has 2 full bathrooms and a 2‑car garage
