New Construction
For Sale
$539,900
824 Abrams Blvd, Lehigh Acres, FL 33971
Recently built income property with open interiors, modern finishes, and an attached one-car garage.
Property Size1,980 SF
Price / SF$272.68
Days on Market119
Property Features for 824 Abrams Blvd
General Information
Standard status
Active
Size
1,980 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2026
Buildings
1
Listing Agency:
South Seas Realty & Invest
(239) 989-7034
Listed By:
Debora Fortunato · License #258010815
Source:
Napleshomesearcher
Added: May 3
Changed: Aug 28
Last Checked: Aug 29 at 10:27AM
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 South Seas Realty & Invest
Investment Insights
Based on property information with market context.
This duplex is scheduled for completion in 2026 and contains 1,980 square feet of residential space. The design includes open-concept living areas, modern finishes, low-maintenance energy-efficient appliances, and a one-car garage. Each residence is described with three bedrooms and two bathrooms, though the source does not clarify whether that configuration applies per unit or to the property overall.
The property is at 824 Abrams Blvd in Lehigh Acres, Florida, with shopping, dining, schools, and major highways identified in the surrounding area. Its duplex configuration supports both owner-occupant and investment-oriented use, while the new construction provides a recently completed building with contemporary interior features.
The property is at 824 Abrams Blvd in Lehigh Acres, Florida, with shopping, dining, schools, and major highways identified in the surrounding area. Its duplex configuration supports both owner-occupant and investment-oriented use, while the new construction provides a recently completed building with contemporary interior features.
Key Highlights
- Duplex property with 1,980 SF of residential space
- Year built: 2026
- Open‑concept interiors with modern finishes
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
$26,208
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
4.85%
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%
$524,160
$524.2K
Cap Rate 7%
$374,400
$374.4K
Cap Rate 9%
$291,200
$291.2K
Market Conditions
NOI Build-Up for 1,980 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
$39.2K $19.80/SF
− Vacancy
−$1.8K −$0.89/SF
EGI
$37.4K $18.91/SF
− OpEx
−$11.2K −$5.67/SF
NOI
$26.2K $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%
$524,160
Cap Rate 7%
$374,400
Cap Rate 9%
$291,200
Alternative Uses
Best Use
Multifamily LT 5
$374.4K
$327.6K – $436.8K
NOI $26,208 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$347.0K
$303.6K – $404.8K
NOI $24,287 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$623.2K
$545.3K – $727.1K
NOI $43,623 @ 7.0% cap · market cap 8.08%
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
383
Businesses Nearby
Explore this area
Business Placement
Demographics for 33971, FL
26,333
Population
8,802
Households
3
Avg Household Size
33
Median Age
15%
College-Educated
85%
High-School Grad
17.0 sq mi
ZIP Area
1,549
Density / Sq Mi
$72,784
Median Household Income
$38,898
Median Earnings
$1,678
Median Rent
$271,900
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 - Recently built income property with open interiors, modern finishes, and an attached one-car garage.
Where is this duplex located?
The property is located at 824 Abrams Blvd Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $539,900.
What are key features of this property?
This property features: Duplex property with 1,980 SF of residential space; Year built: 2026; Open‑concept interiors with modern finishes
