Contemporary Duplex with Attached
For Sale
$499,990
5012-5014 SW 25th St, Lehigh Acres, FL 33973
Two residences offer private entrances, patios, garages, and backyard access.
Property Size2,500 SF
Price / SF$199
Days on Market13
Property Features for 5012-5014 SW 25th St
General Information
Standard status
Active
Size
2,500 SF
Property subtype
Multi-Family
Additional Details
Furnished
No
Multifamily Units
2
Amenities
landscaping
covered rear patio
in-unit laundry closet
generous backyard
Building Details
Year Built
2022
Buildings
1
Listing Agency:
Cachon Realty Group. LLC
(239) 298-1991
Listed By:
Medway Realty
(941) 375-2456
Source:
Movetosarasotafl
Added: Sep 11
Changed: Sep 23
Last Checked: Sep 22 at 4:13PM
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 Cachon Realty Group. LLC
Investment Insights
Based on property information with market context.
Built in 2022, this duplex presents two contemporary residences with private entrances, attached one-car garages, covered rear patios, and access to a generous backyard. Exterior details include stone accents, fresh landscaping, sleek architectural lines, and a spacious paver driveway.
Each residence features an open-concept living, dining, and kitchen area with recessed lighting, neutral finishes, and dark tile flooring. Kitchens include glossy white cabinetry, quartz-style countertops, center islands, and stainless-steel appliances. Primary suites offer ample closet space and private bathrooms with dual-sink vanities and oversized glass-enclosed tiled showers. Additional features include naturally lit bedrooms, guest bathrooms with tub-and-shower combinations, in-unit laundry closets, and sliding glass doors to the patios.
The property is offered unfurnished. Furniture, artwork, televisions, rugs, patio furniture, and other decor shown in staged photographs are excluded.
Each residence features an open-concept living, dining, and kitchen area with recessed lighting, neutral finishes, and dark tile flooring. Kitchens include glossy white cabinetry, quartz-style countertops, center islands, and stainless-steel appliances. Primary suites offer ample closet space and private bathrooms with dual-sink vanities and oversized glass-enclosed tiled showers. Additional features include naturally lit bedrooms, guest bathrooms with tub-and-shower combinations, in-unit laundry closets, and sliding glass doors to the patios.
The property is offered unfurnished. Furniture, artwork, televisions, rugs, patio furniture, and other decor shown in staged photographs are excluded.
Key Highlights
- Two‑residence duplex built in 2022
- Private entrances and attached one‑car garages for each residence
- Covered rear patios with access to a generous backyard
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
$33,091
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
6.62%
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%
$661,820
$661.8K
Cap Rate 7%
$472,729
$472.7K
Cap Rate 9%
$367,678
$367.7K
Market Conditions
NOI Build-Up for 2,500 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
$49.5K $19.80/SF
− Vacancy
−$2.2K −$0.89/SF
EGI
$47.3K $18.91/SF
− OpEx
−$14.2K −$5.67/SF
NOI
$33.1K $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%
$661,820
Cap Rate 7%
$472,729
Cap Rate 9%
$367,678
Alternative Uses
Best Use
Multifamily LT 5
$472.7K
$413.6K – $551.5K
NOI $33,091 @ 7.0% cap · market cap 6.62%
Second Best
Apartment 5plus
$438.1K
$383.3K – $511.1K
NOI $30,666 @ 7.0% cap · market cap 6.13%
Theoretical Best
Office A
$786.9K
$688.5K – $918.0K
NOI $55,080 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
101
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 residences offer private entrances, patios, garages, and backyard access.
Where is this duplex located?
The property is located at 5012-5014 SW 25th St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $499,990.
What are key features of this property?
This property features: Two‑residence duplex built in 2022; Private entrances and attached one‑car garages for each residence; Covered rear patios with access to a generous backyard
