New Construction Duplex with Covered
For Sale
$458,900
4818/4820 Golfview Blvd, Lehigh Acres, FL 33973
Two residences feature contemporary finishes, private suite-to-lanai access, and impact-resistant windows and doors.
Property Size2,450 SF
Lot Size0.29 Acres
Price / SF$187.31
Days on Market45
Property Features for 4818/4820 Golfview Blvd
General Information
Standard status
Active
Size
2,450 SF
Lot size
0.29 Acres
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Circle Realty and Investments
(239) 297-0725
Listed By:
Rode Gonzalez · License #258028585
Source:
Napleshomesearches
Added: Jul 16
Changed: Aug 28
Last Checked: Aug 29 at 10:37AM
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 Circle Realty and Investments
Investment Insights
Based on property information with market context.
Built in 2026, this 2,450 SF duplex contains two residences with a combined six bedrooms and four bathrooms. Interior appointments include large-format porcelain tile, quartz countertops, stainless steel appliances, contemporary cabinetry, and walk-in closets. Each primary suite connects directly to a covered lanai through a private exterior entrance, adding flexibility for guests, home office use, or multigenerational living. Impact-resistant windows and doors support Florida-oriented storm protection, and a 1-year builder warranty is included.
The property occupies a 12,344 SF, or 0.287-acre, lot at 4818/4820 Golfview Blvd in Lehigh Acres, Florida. Its setting provides access to Fort Myers, shopping, dining, schools, and major roadways. The duplex is presented as move-in ready and can support owner occupancy with the second residence leased or use as a two-unit rental property.
The property occupies a 12,344 SF, or 0.287-acre, lot at 4818/4820 Golfview Blvd in Lehigh Acres, Florida. Its setting provides access to Fort Myers, shopping, dining, schools, and major roadways. The duplex is presented as move-in ready and can support owner occupancy with the second residence leased or use as a two-unit rental property.
Key Highlights
- New duplex built in 2026 with 2,450 SF of property size
- Two residences with 6 bedrooms and 4 bathrooms combined
- Situated on a 12,344 SF (0.287‑acre) lot
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
$32,429
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
7.07%
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%
$648,580
$648.6K
Cap Rate 7%
$463,271
$463.3K
Cap Rate 9%
$360,322
$360.3K
Market Conditions
NOI Build-Up for 2,450 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
$48.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$46.3K $18.91/SF
− OpEx
−$13.9K −$5.67/SF
NOI
$32.4K $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%
$648,580
Cap Rate 7%
$463,271
Cap Rate 9%
$360,322
Alternative Uses
Best Use
Multifamily LT 5
$463.3K
$405.4K – $540.5K
NOI $32,429 @ 7.0% cap · market cap 7.07%
Second Best
Apartment 5plus
$429.3K
$375.7K – $500.9K
NOI $30,052 @ 7.0% cap · market cap 6.55%
Theoretical Best
Office A
$771.1K
$674.7K – $899.6K
NOI $53,978 @ 7.0% cap · market cap 11.76%
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
120
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 residences feature contemporary finishes, private suite-to-lanai access, and impact-resistant windows and doors.
Where is this duplex located?
The property is located at 4818/4820 Golfview Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $458,900.
What are key features of this property?
This property features: New duplex built in 2026 with 2,450 SF of property size; Two residences with 6 bedrooms and 4 bathrooms combined; Situated on a 12,344 SF (0.287‑acre) lot
