Two-Bedroom Duplex with No Common
For Sale
$119,900
57 Westminster Street N, Lehigh Acres, FL 33936
MULTI_FAMILY - Other - Lehigh Acres, FL
Property Size810 SF
Lot Size0.17 Acres
Price / SF$148.02
Days on Market17
Property Features for 57 Westminster Street N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
RM-2
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 1, Dining Room
Parking features
Carport
Pets allowed
Yes
Interior features
Bathtub, LivingDiningRoom, WindowTreatments
Exterior features
ShuttersManual, Awnings
Appliances
Dryer, Range, Refrigerator, Washer
Subdivision
SABAL PALM GARDENS
Standard status
Active
APN
31-44-27-04-00030.0000
Size
810 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
SABAL PALM GARDENS LANDO OR 440 PG 711 LOT 30
Tax Annual Amount
2171
HOA Fee
$114 Annually
Legal Description
SABAL PALM GARDENS LANDO OR 440 PG 711 LOT 30
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Water source
Public
Amenities
laundry in residence
Building Details
Year built
1970
Floors in Building
1
Flooring type
Laminate
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Architectural style
Other
Listing Agency:
Coldwell Banker Preferred Properties · Coldwell Banker Real Estate
(239) 369-6161
Listed By:
Fred Elliott · License #258000178
(239) 357-7877
Added: Jul 30
Changed: Aug 2
Last Checked: Aug 15 at 3:06AM
MLS# 2026032393
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
Duplex-style detached two-bedroom villa offering privacy with no common walls to your neighbor. Constructed with strong concrete block and finished with stucco, the home includes central electric HVAC and a newer electrical panel. Interior features include a living/dining area, window treatments, and a bath with a bathtub. Laundry is in residence, and appliances include washer, dryer, range, and refrigerator. The layout also includes a large bonus room that could be used as a third bedroom.
Set on a 0.169-acre lot in central Lehigh Acres, the property is on city (public) water and public sewer. It has an attached covered parking carport, manual shutters and awnings, and a shingle roof. The home was built in 1970, and flooring is laminate.
Sabal Palm Gardens is not age restricted and allows pets, making this option well suited for tenants or buyers seeking a standalone feel within a duplex-style configuration.
Set on a 0.169-acre lot in central Lehigh Acres, the property is on city (public) water and public sewer. It has an attached covered parking carport, manual shutters and awnings, and a shingle roof. The home was built in 1970, and flooring is laminate.
Sabal Palm Gardens is not age restricted and allows pets, making this option well suited for tenants or buyers seeking a standalone feel within a duplex-style configuration.
Key Highlights
- 0.169‑acre lot with detached duplex‑style layout and no common walls
- 810 square feet under air; built in 1970
- Strong concrete block construction with stucco exterior and shingle roof
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
$10,721
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
8.94%
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%
$214,420
$214.4K
Cap Rate 7%
$153,157
$153.2K
Cap Rate 9%
$119,122
$119.1K
Market Conditions
NOI Build-Up for 810 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
$16.0K $19.80/SF
− Vacancy
−$722 −$0.89/SF
EGI
$15.3K $18.91/SF
− OpEx
−$4.6K −$5.67/SF
NOI
$10.7K $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%
$214,420
Cap Rate 7%
$153,157
Cap Rate 9%
$119,122
Alternative Uses
Best Use
Multifamily LT 5
$153.2K
$134.0K – $178.7K
NOI $10,721 @ 7.0% cap · market cap 8.94%
Second Best
Apartment 5plus
$141.9K
$124.2K – $165.6K
NOI $9,936 @ 7.0% cap · market cap 8.29%
Theoretical Best
Office A
$254.9K
$223.1K – $297.4K
NOI $17,846 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
835
Businesses Nearby
Explore this area
Business Placement
Demographics for 33936, FL
24,051
Population
10,820
Households
2.2
Avg Household Size
45
Median Age
14%
College-Educated
78%
High-School Grad
36.1 sq mi
ZIP Area
666
Density / Sq Mi
$48,260
Median Household Income
$27,363
Median Earnings
$1,260
Median Rent
$205,500
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 - Duplex-style detached villa with no common walls, pets allowed, and attached covered parking with public water and sewer.
Where is this duplex located?
The property is located at 57 Westminster Street N Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $119,900.
What are key features of this property?
This property features: 0.169‑acre lot with detached duplex‑style layout and no common walls; 810 square feet under air; built in 1970; Strong concrete block construction with stucco exterior and shingle roof
