Two-Unit Duplex with New
For Sale
Contact for pricing
777 Bedford Dr, Lehigh Acres, FL 33974
Mirror-image three-bedroom units feature two baths, tile flooring, vaulted ceilings, private driveways, and in-unit laundry.
Property Size3,048 SF
Lot Size0.29 Acres
Price / SF$127.62
Days on Market597
Property Features for 777 Bedford Dr
General Information
Standard status
Active
Size
3,048 SF
Class
B
Lot size
0.29 Acres
Property subtype
Multifamily
Net Operating Income
$34,677
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Amenities
in-unit laundry
Building Details
Year Built
2005
Buildings
1
Units
2
Construction
CBS
Listing Agency:
LPT Realty
Listed By:
Jonathan DeBellevue · License #3504079
Source:
Crexi
Added: Jan 12, 2025
Changed: Aug 31
Last Checked: Sep 1 at 8:53AM
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 LPT Realty
Investment Insights
Based on property information with market context.
Located at 777 Bedford Dr in Lehigh Acres, this duplex contains two matching residential units, each with 1,153 square feet of living area. Both layouts include three bedrooms, two bathrooms, an open living arrangement, vaulted ceilings, tile flooring, a functional kitchen, in-unit laundry, and a private driveway. Each side also has a 370-square-foot garage. The property uses CBS construction and received a new roof in 2023.
The duplex occupies a 0.29-acre lot near SR-82, shopping, and schools. Total living area is approximately 2,306 square feet, providing two comparable units within one building. The configuration supports separate residential occupancy with dedicated driveways and garages for each side.
The duplex occupies a 0.29-acre lot near SR-82, shopping, and schools. Total living area is approximately 2,306 square feet, providing two comparable units within one building. The configuration supports separate residential occupancy with dedicated driveways and garages for each side.
Key Highlights
- Two mirror‑image 3‑bedroom, 2‑bath units
- Approximately 2,306 sq ft total living area; 1,153 sq ft per unit
- Each unit includes a 370 Sq Ft Garage
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
$32,432
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
8.34%
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%
$648,640
$648.6K
Cap Rate 7%
$463,314
$463.3K
Cap Rate 9%
$360,356
$360.4K
Market Conditions
NOI Build-Up for 3,048 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
$49.4K $16.20/SF
− Vacancy
−$3.0K −$1.00/SF
EGI
$46.3K $15.20/SF
− OpEx
−$13.9K −$4.56/SF
NOI
$32.4K $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%
$648,640
Cap Rate 7%
$463,314
Cap Rate 9%
$360,356
Alternative Uses
Best Use
Multifamily LT 5
$463.3K
$405.4K – $540.5K
NOI $32,432 @ 7.0% cap · market cap 8.34%
Second Best
Apartment 5plus
$403.1K
$352.7K – $470.2K
NOI $28,214 @ 7.0% cap · market cap 7.25%
Theoretical Best
Specialty Retail
$1.17M
$1.03M – $1.37M
NOI $82,137 @ 7.0% cap · market cap 21.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
24
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 - Mirror-image three-bedroom units feature two baths, tile flooring, vaulted ceilings, private driveways, and in-unit laundry.
Where is this duplex located?
The property is located at 777 Bedford Dr Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Two mirror‑image 3‑bedroom, 2‑bath units; Approximately 2,306 sq ft total living area; 1,153 sq ft per unit; Each unit includes a 370 Sq Ft Garage
