Newer Duplex Income
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610 W 12, Lehigh Acres, FL 33972
Built in 2023, this duplex features two units with matching three-bedroom, two-bath layouts.
Property Size2,270 SF
Price / SF$206.61
Days on Market43
Property Features for 610 W 12
General Information
Standard status
Active
Size
2,270 SF
Total Parking Spaces
6
Property subtype
Multifamily
Zoning
Multi Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2023
Units
2
Listing Agency:
MG Realty & Appraisals, Inc
(305) 263-0084
Listed By:
Migdey Castro · License #3301340
Source:
Crexi
Added: Jul 7
Changed: Aug 10
Last Checked: Aug 16 at 10:31PM
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.
Built in 2023, this duplex is designed as a two-unit residential income property with each unit offering three bedrooms and two bathrooms. The overall configuration supports either an owner-occupant setup or a rental-focused approach, with separate, parallel unit layouts.
The property is located in Lehigh Acres, Florida, with convenient access to Buckingham Airport, RSW, and the Lehigh Acres Library.
Each side of the duplex is set up with the same bedroom and bathroom count, providing straightforward comparability between units.
The property is located in Lehigh Acres, Florida, with convenient access to Buckingham Airport, RSW, and the Lehigh Acres Library.
Each side of the duplex is set up with the same bedroom and bathroom count, providing straightforward comparability between units.
Key Highlights
- Duplex built in 2023 with two units featuring matching 3‑bedroom, 2‑bath layouts
- Each unit includes 3 bedrooms and 2 bathrooms
- Spacious 6‑bedroom, 4‑bath duplex overall
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
6.41%
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 6.41%
Second Best
Apartment 5plus
$397.8K
$348.1K – $464.1K
NOI $27,844 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$714.5K
$625.2K – $833.6K
NOI $50,013 @ 7.0% cap · market cap 10.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
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
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Frequently Asked Questions
What type of property is this?
Duplex - Built in 2023, this duplex features two units with matching three-bedroom, two-bath layouts.
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 $469,000.
What are key features of this property?
This property features: Duplex built in 2023 with two units featuring matching 3‑bedroom, 2‑bath layouts; Each unit includes 3 bedrooms and 2 bathrooms; Spacious 6‑bedroom, 4‑bath duplex overall
