Newly Built Duplex with
For Sale
$499,000
505-507 Piedmont St, Lehigh Acres, FL 33974
Two-unit property with contemporary finishes, impact-rated openings, and bright open-plan interiors.
Property Size2,402 SF
Price / SF$207.74
Days on Market147
Property Features for 505-507 Piedmont St
General Information
Standard status
Active
Size
2,402 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Amenities
lanai
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Supra Realty Services, LLC.
(305) 598-5488
Listed By:
Nedys Di Mare · License #279536051
Source:
Naplespropertyguide
Added: Apr 8
Changed: Aug 31
Last Checked: Aug 31 at 5:22PM
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 Supra Realty Services, LLC.
Investment Insights
Based on property information with market context.
Built in 2026, this duplex contains 2,402 square feet across two residential units. Each side includes 3 bedrooms, 2 full bathrooms, and 1 half bath, along with high ceilings and an open-concept living area. Impact windows and doors add a substantial construction feature, while modern finishes carry through the interiors.
Both units include a lanai that extends the living space for outdoor relaxation or entertaining. The duplex configuration supports separate occupancy of each residence, allowing an owner to live in one unit while leasing the other, or operate both as rental units. The property is located at 505-507 Piedmont St in Lehigh Acres, Florida 33974.
Both units include a lanai that extends the living space for outdoor relaxation or entertaining. The duplex configuration supports separate occupancy of each residence, allowing an owner to live in one unit while leasing the other, or operate both as rental units. The property is located at 505-507 Piedmont St in Lehigh Acres, Florida 33974.
Key Highlights
- Duplex built in 2026 with 2,402 square feet
- Each unit offers 3 bedrooms, 2 full bathrooms, and 1 half bath
- Impact windows and doors throughout both units
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
$25,558
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
5.12%
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%
$511,160
$511.2K
Cap Rate 7%
$365,114
$365.1K
Cap Rate 9%
$283,978
$284.0K
Market Conditions
NOI Build-Up for 2,402 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
$38.9K $16.20/SF
− Vacancy
−$2.4K −$1.00/SF
EGI
$36.5K $15.20/SF
− OpEx
−$11.0K −$4.56/SF
NOI
$25.6K $10.64/SF
Area
ZIP 33974
Vacancy
6.17%
Lease Rate
$16.20 /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%
$511,160
Cap Rate 7%
$365,114
Cap Rate 9%
$283,978
Alternative Uses
Best Use
Multifamily LT 5
$365.1K
$319.5K – $426.0K
NOI $25,558 @ 7.0% cap · market cap 5.12%
Second Best
Apartment 5plus
$317.6K
$277.9K – $370.6K
NOI $22,234 @ 7.0% cap · market cap 4.46%
Theoretical Best
Specialty Retail
$924.7K
$809.1K – $1.08M
NOI $64,729 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
39
Businesses Nearby
Explore this area
Business Placement
Demographics for 33974, FL
17,233
Population
5,771
Households
3
Avg Household Size
33
Median Age
16%
College-Educated
84%
High-School Grad
22.4 sq mi
ZIP Area
769
Density / Sq Mi
$65,809
Median Household Income
$33,982
Median Earnings
$1,698
Median Rent
$272,800
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-unit property with contemporary finishes, impact-rated openings, and bright open-plan interiors.
Where is this duplex located?
The property is located at 505-507 Piedmont St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Duplex built in 2026 with 2,402 square feet; Each unit offers 3 bedrooms, 2 full bathrooms, and 1 half bath; Impact windows and doors throughout both units
