Modern Two-Unit
For Sale
$470,000
713/715 W 12th St, Lehigh Acres, FL 33972
Two residences offer matching three-bedroom, two-bath layouts with open-concept living areas.
Property Size2,272 SF
Price / SF$206.87
Days on Market232
Property Features for 713/715 W 12th St
General Information
Standard status
Active
Size
2,272 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
2023
Buildings
1
Listing Agency:
Premier Sotheby's Int'l Realty
(407) 780-3338
Listed By:
Kevin Amoroso · License #258023370
Source:
Naplespropertyguide
Added: Jan 9
Changed: Aug 28
Last Checked: Aug 29 at 10:33AM
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 Premier Sotheby's Int'l Realty
Investment Insights
Based on property information with market context.
Completed in 2023, this duplex contains two separate residences, each with three bedrooms and two bathrooms. Both interiors feature open-concept living areas, contemporary finishes, clean-lined design, and bright, polished spaces suited to comfortable daily use.
The property is located at 713/715 W 12th St in Lehigh Acres, Florida, near shopping, dining, and major roadways. Its two-residence configuration supports ownership as a residential income property or use as a multi-residence living arrangement.
The property is located at 713/715 W 12th St in Lehigh Acres, Florida, near shopping, dining, and major roadways. Its two-residence configuration supports ownership as a residential income property or use as a multi-residence living arrangement.
Key Highlights
- Built in 2023
- Two residences, each with 3 bedrooms and 2 bathrooms
- Open‑concept living areas in 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
$30,073
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
6.40%
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%
$601,460
$601.5K
Cap Rate 7%
$429,614
$429.6K
Cap Rate 9%
$334,144
$334.1K
Market Conditions
NOI Build-Up for 2,272 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
$45.0K $19.80/SF
− Vacancy
−$2.0K −$0.89/SF
EGI
$43.0K $18.91/SF
− OpEx
−$12.9K −$5.67/SF
NOI
$30.1K $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%
$601,460
Cap Rate 7%
$429,614
Cap Rate 9%
$334,144
Alternative Uses
Best Use
Multifamily LT 5
$429.6K
$375.9K – $501.2K
NOI $30,073 @ 7.0% cap · market cap 6.40%
Second Best
Apartment 5plus
$398.1K
$348.4K – $464.5K
NOI $27,869 @ 7.0% cap · market cap 5.93%
Theoretical Best
Office A
$715.1K
$625.7K – $834.3K
NOI $50,057 @ 7.0% cap · market cap 10.65%
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
16
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 - Two residences offer matching three-bedroom, two-bath layouts with open-concept living areas.
Where is this duplex located?
The property is located at 713/715 W 12th St Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $470,000.
What are key features of this property?
This property features: Built in 2023; Two residences, each with 3 bedrooms and 2 bathrooms; Open‑concept living areas in both units
