Two-Unit Duplex with
For Sale
$367,000
772/774 Holmes Ave, Lehigh Acres, FL 33974
Separate residences offer private entries, open layouts, patios, and individual garage parking.
Property Size2,316 SF
Price / SF$158.46
Days on Market104
Property Features for 772/774 Holmes Ave
General Information
Standard status
Active
Size
2,316 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Occupancy
50%
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Parking per Unit
1
Building Details
Year Built
2015
Buildings
1
Tenancy
Single
Listing Agency:
Compass Florida LLC
(239) 933-6803
Listed By:
Donald Green · License #258036257
Source:
Naplesareapropertysearch
Added: May 20
Changed: Aug 28
Last Checked: Aug 30 at 5:59PM
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 Compass Florida LLC
Investment Insights
Based on property information with market context.
Built in 2015, this duplex contains 2,316 square feet across two 3-bedroom, 2-bath residences. Each unit has a private entrance, a 1-car garage, an open-concept layout, tile flooring, and a spacious great room. Kitchens include solid surface countertops, breakfast bars, and ample cabinetry, while the primary suites feature dual closets. Rear patio areas provide additional outdoor space, with screened or open configurations. HVAC systems, well and septic utilities, and low-maintenance construction support the property’s practical design.
One unit is tenant-occupied and the other is ready for occupancy. The property is located near Fort Myers, I-75, shopping, dining, and schools, with each residence offering a separate living arrangement within the same building.
One unit is tenant-occupied and the other is ready for occupancy. The property is located near Fort Myers, I-75, shopping, dining, and schools, with each residence offering a separate living arrangement within the same building.
Key Highlights
- Two 3‑bedroom, 2‑bath units totaling 2316 square feet
- Each residence includes a private entrance and 1‑car garage
- Built in 2015 with tile flooring throughout 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
$24,643
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
6.71%
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%
$492,860
$492.9K
Cap Rate 7%
$352,043
$352.0K
Cap Rate 9%
$273,811
$273.8K
Market Conditions
NOI Build-Up for 2,316 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
$37.5K $16.20/SF
− Vacancy
−$2.3K −$1.00/SF
EGI
$35.2K $15.20/SF
− OpEx
−$10.6K −$4.56/SF
NOI
$24.6K $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%
$492,860
Cap Rate 7%
$352,043
Cap Rate 9%
$273,811
Alternative Uses
Best Use
Multifamily LT 5
$352.0K
$308.0K – $410.7K
NOI $24,643 @ 7.0% cap · market cap 6.71%
Second Best
Apartment 5plus
$306.3K
$268.0K – $357.3K
NOI $21,438 @ 7.0% cap · market cap 5.84%
Theoretical Best
Specialty Retail
$891.6K
$780.1K – $1.04M
NOI $62,411 @ 7.0% cap · market cap 17.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
50%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
26
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 - Separate residences offer private entries, open layouts, patios, and individual garage parking.
Where is this duplex located?
The property is located at 772/774 Holmes Ave Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $367,000.
What are key features of this property?
This property features: Two 3‑bedroom, 2‑bath units totaling 2316 square feet; Each residence includes a private entrance and 1‑car garage; Built in 2015 with tile flooring throughout both units
