Duplex with Attached
For Sale
$485,000
4824/4826 28th Street SW, Lehigh Acres, FL 33973
ResidentialIncome, Lehigh Acres, FL
Property Size3,162 SF
Lot Size0.30 Acres
Price / SF$153.38
Days on Market14
Property Features for 4824/4826 28th Street SW
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 6, Bedroom 1, Bedroom 5, Bathroom 1, Bathroom 4, Bedroom 4, Bathroom 3
Patio and Porch features
Patio
Pets allowed
Yes
Exterior features
Patio
Subdivision
LEHIGH ACRES
Lot features
Rectangular Lot
Standard status
Active
APN
05-45-26-L1-03027.0140
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 3 BLK.27 PB 15 PG 83 LOT 14
Tax Annual Amount
807
Legal Description
LEHIGH ESTATES UNIT 3 BLK.27 PB 15 PG 83 LOT 14
Utilities
Sewer type
Septic Tank
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Well
Building Details
Year built
2026
Number of units
2
Flooring type
Tile
Building materials
Brick, Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Vanessa Pagan · License #258033527
(239) 810-4698
Added: Aug 14
Changed: Aug 22
Last Checked: Aug 27 at 10:06AM
MLS# 2026034630
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This under-construction duplex is planned with two separate residences, each offering approximately 1,200 square feet of living area and 1,581 total square feet under roof. Both sides include three bedrooms, two full bathrooms, an open living and kitchen area, a primary suite with walk-in closet, laundry room, covered lanai, private entrance, and attached one-car garage. The combined property totals approximately 2,400 square feet of living area and 3,162 square feet under roof, with six bedrooms and four full bathrooms.
Each garage includes electricity, running water, a side window, and a separate exterior door. Subject to permits, zoning requirements, and governmental approvals, these spaces may accommodate alternate uses such as an efficiency unit, guest suite, office, or fourth bedroom. The 0.3005-acre property is located at 4824/4826 28th Street SW in Lehigh Acres, Florida. Construction details include concrete, block, brick, and stucco materials, tile flooring, central electric heating and cooling, a shingle roof, well water, and septic service.
Each garage includes electricity, running water, a side window, and a separate exterior door. Subject to permits, zoning requirements, and governmental approvals, these spaces may accommodate alternate uses such as an efficiency unit, guest suite, office, or fourth bedroom. The 0.3005-acre property is located at 4824/4826 28th Street SW in Lehigh Acres, Florida. Construction details include concrete, block, brick, and stucco materials, tile flooring, central electric heating and cooling, a shingle roof, well water, and septic service.
Key Highlights
- Two‑residence duplex with approximately 2,400 square feet of combined living area
- Each residence includes 3 bedrooms, 2 full bathrooms, and a private entrance
- Attached one‑car garage on each side with electricity, running water, window, and exterior door
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
$41,853
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
8.63%
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%
$837,060
$837.1K
Cap Rate 7%
$597,900
$597.9K
Cap Rate 9%
$465,033
$465.0K
Market Conditions
NOI Build-Up for 3,162 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
$62.6K $19.80/SF
− Vacancy
−$2.8K −$0.89/SF
EGI
$59.8K $18.91/SF
− OpEx
−$17.9K −$5.67/SF
NOI
$41.9K $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%
$837,060
Cap Rate 7%
$597,900
Cap Rate 9%
$465,033
Alternative Uses
Best Use
Multifamily LT 5
$597.9K
$523.2K – $697.6K
NOI $41,853 @ 7.0% cap · market cap 8.63%
Second Best
Apartment 5plus
$554.1K
$484.8K – $646.4K
NOI $38,786 @ 7.0% cap · market cap 8.00%
Theoretical Best
Office A
$995.2K
$870.8K – $1.16M
NOI $69,665 @ 7.0% cap · market cap 14.36%
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
84
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 - Under-construction duplex with two private residences, covered lanais, individual entrances, and three-bedroom layouts.
Where is this duplex located?
The property is located at 4824/4826 28th Street SW Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: Two‑residence duplex with approximately 2,400 square feet of combined living area; Each residence includes 3 bedrooms, 2 full bathrooms, and a private entrance; Attached one‑car garage on each side with electricity, running water, window, and exterior door
