2025-Built Duplex
For Sale
$520,000
845/847 MEADOW ROAD, Lehigh Acres, FL 33973
RM-2-zoned duplex with central air, appliance packages, open layouts, and walk-in closets.
Property Size3,040 SF
Price / SF$222.98
Days on Market104
Property Features for 845/847 MEADOW ROAD
General Information
Standard status
Active
Size
3,040 SF
Property subtype
Residential Income
Zoning
RM-2
Taxes and HOA fees
Annual Taxes
$1,474
Amenities
Central Air
Central, Electric
Dishwasher, Disposal, Dryer, Freezer, Microwave, Range, Refrigerator, Washer
Open Floorplan, Walk-In Closet(s)
Attached
Building Details
Building Size
3,040 SF
Year Built
2025
Listing Agency:
Naples Sunrise Realty LLC
(248) 795-8544
Listed By:
Sonja Packwood
(248) 795-8544
Source:
Evrealestate
Added: May 5
Changed: Aug 10
Last Checked: Aug 16 at 4:28AM
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 Naples Sunrise Realty LLC
Investment Insights
Based on property information with market context.
This duplex property at 845/847 Meadow Road was built in 2025 and contains 2,332 square feet. Interior features include central air, electric central heating, open floorplans, and walk-in closets. Each residence is equipped with a dishwasher, disposal, dryer, freezer, microwave, range, refrigerator, and washer. The property also includes an attached exterior feature.
The property is located in Lehigh Acres, with access from Meadow Road via 23rd Street SW and Gunnery Road South. State Road 82 and Daniels Parkway provide routes to the surrounding Fort Myers area. RM-2 zoning and the two-unit configuration support its multifamily classification.
The property is located in Lehigh Acres, with access from Meadow Road via 23rd Street SW and Gunnery Road South. State Road 82 and Daniels Parkway provide routes to the surrounding Fort Myers area. RM-2 zoning and the two-unit configuration support its multifamily classification.
Key Highlights
- 2025 construction with 2,332 square feet
- Duplex configuration at 845/847 Meadow Road
- RM‑2 zoning
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
$30,867
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
5.94%
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%
$617,340
$617.3K
Cap Rate 7%
$440,957
$441.0K
Cap Rate 9%
$342,967
$343.0K
Market Conditions
NOI Build-Up for 2,332 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
$46.2K $19.80/SF
− Vacancy
−$2.1K −$0.89/SF
EGI
$44.1K $18.91/SF
− OpEx
−$13.2K −$5.67/SF
NOI
$30.9K $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%
$617,340
Cap Rate 7%
$440,957
Cap Rate 9%
$342,967
Alternative Uses
Best Use
Multifamily LT 5
$441.0K
$385.8K – $514.5K
NOI $30,867 @ 7.0% cap · market cap 5.94%
Second Best
Apartment 5plus
$408.6K
$357.6K – $476.8K
NOI $28,605 @ 7.0% cap · market cap 5.50%
Theoretical Best
Office A
$734.0K
$642.2K – $856.3K
NOI $51,379 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
58
Businesses Nearby
Explore this area
Business Placement
Demographics for 33973, FL
12,728
Population
4,286
Households
3
Avg Household Size
28
Median Age
11%
College-Educated
81%
High-School Grad
3.8 sq mi
ZIP Area
3,349
Density / Sq Mi
$57,216
Median Household Income
$34,676
Median Earnings
$1,432
Median Rent
$334,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - RM-2-zoned duplex with central air, appliance packages, open layouts, and walk-in closets.
Where is this duplex located?
The property is located at 845/847 MEADOW ROAD Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: 2025 construction with 2,332 square feet; Duplex configuration at 845/847 Meadow Road; RM‑2 zoning
