Pre-Construction Duplex with Two
For Sale
$530,000
5263 Centennial Blvd, Lehigh Acres, FL 33971
Each residence offers two bedrooms, two bathrooms, and a den suitable for flexible use.
Property Size2,386 SF
Price / SF$222.13
Days on Market94
Property Features for 5263 Centennial Blvd
General Information
Standard status
Active
Size
2,386 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA+den
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Rossman Realty Group Inc
(239) 895-4179
Listed By:
Maria Cruz · License #258008890
Source:
Napleshomesearches
Added: May 28
Changed: Aug 28
Last Checked: Aug 29 at 10:38AM
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 Rossman Realty Group Inc
Investment Insights
Based on property information with market context.
This pre-construction duplex is planned with 2,386 square feet and two matching residences. Each side includes two bedrooms, two bathrooms, and a den that can function as office or additional room space. The design includes porcelain flooring, quartz countertops, impact windows, and high doors. The property is identified with a 2026 year built.
The duplex is located near schools and I-75, with Lee Blvd approximately one minute away. Its two-residence configuration supports use as a primary home or an investment property, as described for the asset.
The duplex is located near schools and I-75, with Lee Blvd approximately one minute away. Its two-residence configuration supports use as a primary home or an investment property, as described for the asset.
Key Highlights
- Two‑residence duplex with 2,386 square feet
- Each side includes 2 bedrooms, 2 bathrooms, and a den
- Planned porcelain flooring and quartz countertops
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
$31,582
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
5.96%
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%
$631,640
$631.6K
Cap Rate 7%
$451,171
$451.2K
Cap Rate 9%
$350,911
$350.9K
Market Conditions
NOI Build-Up for 2,386 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
$47.2K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$45.1K $18.91/SF
− OpEx
−$13.5K −$5.67/SF
NOI
$31.6K $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%
$631,640
Cap Rate 7%
$451,171
Cap Rate 9%
$350,911
Alternative Uses
Best Use
Multifamily LT 5
$451.2K
$394.8K – $526.4K
NOI $31,582 @ 7.0% cap · market cap 5.96%
Second Best
Apartment 5plus
$418.1K
$365.8K – $487.8K
NOI $29,267 @ 7.0% cap · market cap 5.52%
Theoretical Best
Office A
$751.0K
$657.1K – $876.1K
NOI $52,568 @ 7.0% cap · market cap 9.92%
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
75
Businesses Nearby
Explore this area
Business Placement
Demographics for 33971, FL
26,333
Population
8,802
Households
3
Avg Household Size
33
Median Age
15%
College-Educated
85%
High-School Grad
17.0 sq mi
ZIP Area
1,549
Density / Sq Mi
$72,784
Median Household Income
$38,898
Median Earnings
$1,678
Median Rent
$271,900
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 - Each residence offers two bedrooms, two bathrooms, and a den suitable for flexible use.
Where is this duplex located?
The property is located at 5263 Centennial Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Two‑residence duplex with 2,386 square feet; Each side includes 2 bedrooms, 2 bathrooms, and a den; Planned porcelain flooring and quartz countertops
