Two-Unit Duplex with Open
For Sale
$450,000
5327 30th St SW, Lehigh Acres, FL 33973
One residence is occupied, while the other is move-in ready for an owner-occupant or incoming tenant.
Property Size2,324 SF
Price / SF$193.63
Days on Market109
Property Features for 5327 30th St SW
General Information
Standard status
Active
Size
2,324 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
private driveway parking
interior laundry space
Building Details
Year Built
2003
Buildings
1
Listing Agency:
United Realty Group Inc
(954) 343-4444
Listed By:
Daniel Campbell · License #3321596
Source:
Napleshomesearcher
Added: May 15
Changed: Aug 31
Last Checked: Aug 31 at 5:41PM
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 United Realty Group Inc
Investment Insights
Based on property information with market context.
Built in 2003, this 2324-square-foot duplex contains two matching residences with open-concept living areas, three bedrooms, and two bathrooms per unit. Each side includes a kitchen with ample cabinetry and a breakfast bar, interior laundry, separate entry, private driveway parking, and access to expansive backyard space.
The property offers a distinct occupancy arrangement: one unit is currently tenant-occupied, while the other is move-in ready. Its Lehigh Acres address places the duplex near SR-82, shopping, dining, schools, and Fort Myers, providing access to everyday services and regional employment areas.
The property offers a distinct occupancy arrangement: one unit is currently tenant-occupied, while the other is move-in ready. Its Lehigh Acres address places the duplex near SR-82, shopping, dining, schools, and Fort Myers, providing access to everyday services and regional employment areas.
Key Highlights
- Two‑unit duplex with 2324 square feet and matching layouts
- Each unit includes 3 bedrooms and 2 bathrooms
- One unit is tenant‑occupied; the other is move‑in ready
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
$30,761
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
6.84%
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%
$615,220
$615.2K
Cap Rate 7%
$439,443
$439.4K
Cap Rate 9%
$341,789
$341.8K
Market Conditions
NOI Build-Up for 2,324 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
$46.0K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$43.9K $18.91/SF
− OpEx
−$13.2K −$5.67/SF
NOI
$30.8K $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%
$615,220
Cap Rate 7%
$439,443
Cap Rate 9%
$341,789
Alternative Uses
Best Use
Multifamily LT 5
$439.4K
$384.5K – $512.7K
NOI $30,761 @ 7.0% cap · market cap 6.84%
Second Best
Apartment 5plus
$407.2K
$356.3K – $475.1K
NOI $28,507 @ 7.0% cap · market cap 6.33%
Theoretical Best
Office A
$731.5K
$640.0K – $853.4K
NOI $51,202 @ 7.0% cap · market cap 11.38%
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
344
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 - One residence is occupied, while the other is move-in ready for an owner-occupant or incoming tenant.
Where is this duplex located?
The property is located at 5327 30th St SW Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑unit duplex with 2324 square feet and matching layouts; Each unit includes 3 bedrooms and 2 bathrooms; One unit is tenant‑occupied; the other is move‑in ready
