Modern Duplex Income
For Sale
$449,000
610 W 12, Lehigh Acres, FL 33972
Built in 2023, this duplex features two identical units with three bedrooms and two bathrooms each.
Property Size2,270 SF
Price / SF$197.80
Days on Market63
Property Features for 610 W 12
General Information
Standard status
Active
Size
2,270 SF
Property subtype
Duplex
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Year Built
2023
Tenancy
Multi
Listing Agency:
MG Realty & Appraisals, Inc
Listed By:
Migdey Castro · License #3301340
(305) 263-0084
Source:
Lehmannflorida
Added: Jul 7
Changed: Sep 6
Last Checked: Sep 7 at 7:56AM
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 MG Realty & Appraisals, Inc
Investment Insights
Based on property information with market context.
This 2023-built duplex is designed for residential income, with two separate units. Each unit offers three bedrooms and two bathrooms, for a total of six bedrooms and four bathrooms across the property. The layout supports owner-occupancy and rental use, with one side potentially serving as the residence while the other side generates income.
The property is located in Lehigh Acres, just minutes from Buckingham Airport, about 15 minutes to RSW, and roughly 10 minutes to the Lehigh Acres Library. It is offered for sale as an income-producing duplex in a convenient area.
The property is located in Lehigh Acres, just minutes from Buckingham Airport, about 15 minutes to RSW, and roughly 10 minutes to the Lehigh Acres Library. It is offered for sale as an income-producing duplex in a convenient area.
Key Highlights
- Duplex built in 2023 (two identical units).
- Each unit features 3 bedrooms and 2 bathrooms.
- Spacious 6‑bedroom, 4‑bath total layout across 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
$30,046
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
6.69%
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%
$600,920
$600.9K
Cap Rate 7%
$429,229
$429.2K
Cap Rate 9%
$333,844
$333.8K
Market Conditions
NOI Build-Up for 2,270 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
$44.9K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$42.9K $18.91/SF
− OpEx
−$12.9K −$5.67/SF
NOI
$30.0K $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%
$600,920
Cap Rate 7%
$429,229
Cap Rate 9%
$333,844
Alternative Uses
Best Use
Multifamily LT 5
$429.2K
$375.6K – $500.8K
NOI $30,046 @ 7.0% cap · market cap 6.69%
Second Best
Apartment 5plus
$397.8K
$348.1K – $464.1K
NOI $27,844 @ 7.0% cap · market cap 6.20%
Theoretical Best
Office A
$714.5K
$625.2K – $833.6K
NOI $50,013 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 33972, FL
14,727
Population
5,422
Households
2.7
Avg Household Size
37
Median Age
20%
College-Educated
87%
High-School Grad
25.3 sq mi
ZIP Area
582
Density / Sq Mi
$73,239
Median Household Income
$40,058
Median Earnings
$1,537
Median Rent
$290,300
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Built in 2023, this duplex features two identical units with three bedrooms and two bathrooms each.
Where is this duplex located?
The property is located at 610 W 12 Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Duplex built in 2023 (two identical units).; Each unit features 3 bedrooms and 2 bathrooms.; Spacious 6‑bedroom, 4‑bath total layout across both units.
