New Duplex with Oversized
For Sale
$499,999
Pending
535-537 Ladd St, Lehigh Acres, FL 33974
Two modern residences offer flexible ownership and leasing options with private outdoor space and no association fees.
Property Size3,140 SF
Days on Market83
Property Features for 535-537 Ladd St
General Information
Standard status
Pending
Size
3,140 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
Premiere Plus Realty Company
(239) 285-9065
Listed By:
Gio Valencia · License #249525717
Source:
Naplespropertyguide
Added: Jun 8
Changed: Aug 28
Last Checked: Aug 29 at 10:29AM
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 Premiere Plus Realty Company
Investment Insights
Based on property information with market context.
Completed in 2026, this 2,396-square-foot duplex contains two residences, each with three bedrooms and two bathrooms. Both units use open layouts with 24-by-24 ceramic tile, recessed LED lighting, quartz kitchen and bath surfaces, stainless steel appliances, custom closet storage, ventilated pantry shelving, and laundry areas within the garages. Primary suites include rainfall shower fixtures with handheld sprayers, while impact-resistant windows and doors, gutters, soffits, irrigation, and security cameras support low-maintenance operation.
The property sits on an oversized lot at 535-537 Ladd St in Lehigh Acres and includes rear access, an enlarged covered tiled lanai, and premium rock landscaping. There are no association fees. Shopping, dining, schools, and major roadways are identified as convenient nearby amenities. Coverage includes a 1-year builder warranty for appliances and systems plus a 10-year structural warranty.
The property sits on an oversized lot at 535-537 Ladd St in Lehigh Acres and includes rear access, an enlarged covered tiled lanai, and premium rock landscaping. There are no association fees. Shopping, dining, schools, and major roadways are identified as convenient nearby amenities. Coverage includes a 1-year builder warranty for appliances and systems plus a 10-year structural warranty.
Key Highlights
- Two‑unit duplex with 6 bedrooms and 4 bathrooms across 2,396 SF
- Newly built in 2026 with two 3‑bedroom, 2‑bathroom residences
- Oversized lot with rear property access and enlarged covered tiled lanai
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
$33,411
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
6.68%
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%
$668,220
$668.2K
Cap Rate 7%
$477,300
$477.3K
Cap Rate 9%
$371,233
$371.2K
Market Conditions
NOI Build-Up for 3,140 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
$50.9K $16.20/SF
− Vacancy
−$3.1K −$1.00/SF
EGI
$47.7K $15.20/SF
− OpEx
−$14.3K −$4.56/SF
NOI
$33.4K $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%
$668,220
Cap Rate 7%
$477,300
Cap Rate 9%
$371,233
Alternative Uses
Best Use
Multifamily LT 5
$477.3K
$417.6K – $556.9K
NOI $33,411 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$415.2K
$363.3K – $484.4K
NOI $29,065 @ 7.0% cap · market cap 5.81%
Theoretical Best
Specialty Retail
$1.21M
$1.06M – $1.41M
NOI $84,616 @ 7.0% cap · market cap 16.92%
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
10
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 modern residences offer flexible ownership and leasing options with private outdoor space and no association fees.
Where is this duplex located?
The property is located at 535-537 Ladd St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Two‑unit duplex with 6 bedrooms and 4 bathrooms across 2,396 SF; Newly built in 2026 with two 3‑bedroom, 2‑bathroom residences; Oversized lot with rear property access and enlarged covered tiled lanai
