Ranch Duplex Under
For Sale
$479,000
Pending
5013/5015 25th St SW, Lehigh Acres, FL 33973
MULTI_FAMILY - Ranch - LEHIGH ACRES, FL
Property Size1,226 SF
Lot Size0.34 Acres
Days on Market52
Property Features for 5013/5015 25th St SW
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
RM-2
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 5, Bathroom 3, Bedroom 1, Bathroom 2, Bathroom 4, Bedroom 6, Bedroom 4, Bedroom 2, Bathroom 1
Pets allowed
Yes
Subdivision
LEHIGH ACRES
Lot features
Oversize, Oversize
Standard status
Pending
APN
31-44-26-L3-03003.0040
Size
1,226 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEHIGH ESTATES UNIT 3 BLK 3 PB 15 PG 83 LOT 4
Tax Annual Amount
920
Legal Description
LEHIGH ESTATES UNIT 3 BLK 3 PB 15 PG 83 LOT 4
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Water source
Well
Building Details
Year built
2026
Number of units
2
Flooring type
Tile
Building materials
Concrete Block, Stucco
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Katia Kreischer Nascimento
(239) 851-9224
Added: Jun 27
Changed: Aug 15
Last Checked: Aug 17 at 6:06PM
MLS# 226024406
Copyright © 2026 Naples Area Board of REALTORS. 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.
Ranch-style duplex under construction, built with concrete block and stucco, with tile flooring throughout. The design includes an open main living area with bright, airy finishes, plus a patio and a paved driveway. Safety and durability features include impact windows and impact doors. Interior details include 9'4" ceilings and 10'4" high tray ceilings in the living room and primary bedroom, 8-ft doors, and a kitchen with quartz countertops and a waterfall island. Additional exterior and grounds features include an automated sprinkler system.
The property is situated on a 0.34-acre lot in RM-2 zoning. It is scheduled for completion as a 2026 build and uses a well water source and a septic tank for sewer. Heating and cooling are provided by central electric systems.
This duplex is currently under construction and would be most appropriate for buyers seeking a new-build ranch duplex configuration with impact-rated exterior openings and central electric HVAC.
The property is situated on a 0.34-acre lot in RM-2 zoning. It is scheduled for completion as a 2026 build and uses a well water source and a septic tank for sewer. Heating and cooling are provided by central electric systems.
This duplex is currently under construction and would be most appropriate for buyers seeking a new-build ranch duplex configuration with impact-rated exterior openings and central electric HVAC.
Key Highlights
- Duplex under construction, Ranch architectural style
- 0.34‑acre lot in RM‑2 zoning
- Built 2026; concrete block and stucco construction
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
$16,228
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
3.39%
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%
$324,560
$324.6K
Cap Rate 7%
$231,829
$231.8K
Cap Rate 9%
$180,311
$180.3K
Market Conditions
NOI Build-Up for 1,226 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
$24.3K $19.80/SF
− Vacancy
−$1.1K −$0.89/SF
EGI
$23.2K $18.91/SF
− OpEx
−$7.0K −$5.67/SF
NOI
$16.2K $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%
$324,560
Cap Rate 7%
$231,829
Cap Rate 9%
$180,311
Alternative Uses
Best Use
Multifamily LT 5
$231.8K
$202.9K – $270.5K
NOI $16,228 @ 7.0% cap · market cap 3.39%
Second Best
Apartment 5plus
$214.8K
$188.0K – $250.6K
NOI $15,038 @ 7.0% cap · market cap 3.14%
Theoretical Best
Office A
$385.9K
$337.6K – $450.2K
NOI $27,011 @ 7.0% cap · market cap 5.64%
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
89
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 in RM-2 zoning featuring tile flooring, impact windows and doors, and electric central HVAC.
Where is this duplex located?
The property is located at 5013/5015 25th St SW Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: Duplex under construction, Ranch architectural style; 0.34‑acre lot in RM‑2 zoning; Built 2026; concrete block and stucco construction
