2023-Built Duplex with Modern
For Sale
$489,900
849/851 Bedford Dr, Lehigh Acres, FL 33974
Two-unit property offers six bedrooms, four baths, impact-resistant openings, and contemporary kitchens with stainless appliances.
Property Size2,364 SF
Price / SF$207.23
Days on Market221
Property Features for 849/851 Bedford Dr
General Information
Standard status
Active
Size
2,364 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2023
Listing Agency:
Realty World-C Bagans 1st
(239) 878-3702
Listed By:
David Mulligan · License #258024407
Source:
Napleshomesearcher
Added: Jan 21
Changed: Aug 28
Last Checked: Aug 29 at 10:29AM
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 Realty World-C Bagans 1st
Investment Insights
Based on property information with market context.
Completed in 2023, this 2,364-square-foot duplex contains six bedrooms and four bathrooms across its two-unit configuration. Interior details include wood-plank tile flooring, open great rooms, quartz breakfast bars, shaker cabinetry with soft-close hardware, pantries, and stainless steel kitchen appliances. Recessed and pendant lighting, tiled walk-in showers, updated vanities, custom mirrors, walk-in closets, window treatments, and defined front foyers add to the finish package. Impact-resistant windows and doors are installed throughout.
The property is located at 849/851 Bedford Dr in Lehigh Acres, Florida, with Fort Myers described as minutes away. Its duplex layout can accommodate an owner-occupant arrangement with one unit used as a residence and the other leased separately.
The property is located at 849/851 Bedford Dr in Lehigh Acres, Florida, with Fort Myers described as minutes away. Its duplex layout can accommodate an owner-occupant arrangement with one unit used as a residence and the other leased separately.
Key Highlights
- 2023‑built duplex with 2,364 SF of total property size
- Six‑bedroom, four‑bath configuration
- Impact‑resistant windows and doors
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
$25,154
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
5.13%
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%
$503,080
$503.1K
Cap Rate 7%
$359,343
$359.3K
Cap Rate 9%
$279,489
$279.5K
Market Conditions
NOI Build-Up for 2,364 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
$38.3K $16.20/SF
− Vacancy
−$2.4K −$1.00/SF
EGI
$35.9K $15.20/SF
− OpEx
−$10.8K −$4.56/SF
NOI
$25.2K $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%
$503,080
Cap Rate 7%
$359,343
Cap Rate 9%
$279,489
Alternative Uses
Best Use
Multifamily LT 5
$359.3K
$314.4K – $419.2K
NOI $25,154 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$312.6K
$273.5K – $364.7K
NOI $21,882 @ 7.0% cap · market cap 4.47%
Theoretical Best
Specialty Retail
$910.1K
$796.3K – $1.06M
NOI $63,705 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
18
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 - Two-unit property offers six bedrooms, four baths, impact-resistant openings, and contemporary kitchens with stainless appliances.
Where is this duplex located?
The property is located at 849/851 Bedford Dr Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: 2023‑built duplex with 2,364 SF of total property size; Six‑bedroom, four‑bath configuration; Impact‑resistant windows and doors
