Duplex with Private
For Sale
$440,000
4746-4748 Golfview BLVD, Lehigh Acres, FL 33973
Two-unit property with three-bedroom layouts, full bathrooms, durable tile flooring, and convenient regional access.
Property Size2,600 SF
Days on Market8
Property Features for 4746-4748 Golfview BLVD
General Information
Standard status
Active
Size
2,600 SF
Property subtype
Duplex
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,125
Building Details
Building Size
2,600 SF
Year Built
2022
Listing Agency:
Rome International Realty
Listed By:
SONIA Mendoza · License #258008714
(239) 980-3371
Source:
Kwelevate
Added: Sep 19
Changed: Sep 25
Last Checked: Sep 26 at 1:08PM
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 Rome International Realty
Investment Insights
Based on property information with market context.
Built in 2022, this duplex contains two separate residences, each arranged with 3 bedrooms, 2 full bathrooms, and a private 1-car garage. Tile flooring extends throughout both units, providing a consistent, low-maintenance interior finish. The property is configured for an owner-occupant who may live in one residence while leasing the other, or for ownership of both units as an income-producing asset.
The address is in Lehigh Acres with access to Fort Myers and SR-82, Daniels Parkway, and Colonial Boulevard. These corridors connect the property to shopping, dining, and commuting routes. Each side's matching layout and garage provide a straightforward two-unit residential configuration.
The address is in Lehigh Acres with access to Fort Myers and SR-82, Daniels Parkway, and Colonial Boulevard. These corridors connect the property to shopping, dining, and commuting routes. Each side's matching layout and garage provide a straightforward two-unit residential configuration.
Key Highlights
- Duplex built in 2022
- Each unit includes 3 bedrooms and 2 full bathrooms
- Private 1‑car garage for each residence
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
$34,414
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
7.82%
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%
$688,280
$688.3K
Cap Rate 7%
$491,629
$491.6K
Cap Rate 9%
$382,378
$382.4K
Market Conditions
NOI Build-Up for 2,600 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
$51.5K $19.80/SF
− Vacancy
−$2.3K −$0.89/SF
EGI
$49.2K $18.91/SF
− OpEx
−$14.7K −$5.67/SF
NOI
$34.4K $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%
$688,280
Cap Rate 7%
$491,629
Cap Rate 9%
$382,378
Alternative Uses
Best Use
Multifamily LT 5
$491.6K
$430.2K – $573.6K
NOI $34,414 @ 7.0% cap · market cap 7.82%
Second Best
Apartment 5plus
$455.6K
$398.7K – $531.5K
NOI $31,892 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$818.3K
$716.0K – $954.7K
NOI $57,283 @ 7.0% cap · market cap 13.02%
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
115
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with three-bedroom layouts, full bathrooms, durable tile flooring, and convenient regional access.
Where is this duplex located?
The property is located at 4746-4748 Golfview BLVD Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $440,000.
What are key features of this property?
This property features: Duplex built in 2022; Each unit includes 3 bedrooms and 2 full bathrooms; Private 1‑car garage for each residence
