Industrial Flex Space with Overhead
For Sale
$335,000
10801 Sunset Plaza Circle, Fort Myers, FL 33908
CommercialSale, Fort Myers, FL
Property Size1,325 SF
Lot Size0.33 Acres
Price / SF$252.83
Days on Market564
Property Features for 10801 Sunset Plaza Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Fencing
Fenced
Directions
Take Summerlin Road toward the beaches, turn south on Safety Lane, which is where Zoomers is located, follow safety lane, turn right into development.
Subdivision
FM13 - Fort Myers Area
Standard status
Active
APN
08-46-24-04-0000A.01DB
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
ANNEX AT SUNSET PLAZA DESC IN INST#2005-122341 BLDG A UNIT 1DB
Tax Annual Amount
2939
Legal Description
ANNEX AT SUNSET PLAZA DESC IN INST#2005-122341 BLDG A UNIT 1DB
Building Details
Year built
2005
Floors in Building
1
Listing Agency:
REV Realty Advisors LLC
Listed By:
Jeff Hathy · License #258019512
(239) 322-6970
Added: Feb 28, 2025
Changed: Sep 12
Last Checked: Sep 15 at 7:06AM
MLS# 225022358
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,325-square-foot industrial flex condominium unit was built in 2005 and combines conditioned workspace with practical support features. The unit includes air conditioning and heat, a private bathroom with tile flooring, drinking fountains, and a 10' X 12" overhead rear door. The front portion can be divided into office areas to support a range of business configurations.
The property is part of a four-building complex with individual flex units. The fully fenced site uses an electronic keypad entrance, with gates closed after normal business hours. A paved central courtyard provides maneuvering space for trucks and semis. The property is located off Summerlin and Pine Ridge Roads in south Fort Myers, near the bridges to Fort Myers Beach and Sanibel Island.
The property is part of a four-building complex with individual flex units. The fully fenced site uses an electronic keypad entrance, with gates closed after normal business hours. A paved central courtyard provides maneuvering space for trucks and semis. The property is located off Summerlin and Pine Ridge Roads in south Fort Myers, near the bridges to Fort Myers Beach and Sanibel Island.
Key Highlights
- 1,325 SF industrial flex condominium unit
- 10' X 12" overhead rear door
- Air conditioning and heat
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
$14,495
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
4.33%
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%
$289,900
$289.9K
Cap Rate 7%
$207,071
$207.1K
Cap Rate 9%
$161,056
$161.1K
Market Conditions
NOI Build-Up for 1,325 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
$23.9K $18.00/SF
− Vacancy
−$1.6K −$1.17/SF
EGI
$22.3K $16.83/SF
− OpEx
−$7.8K −$5.89/SF
NOI
$14.5K $10.94/SF
Area
Lee County, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$289,900
Cap Rate 7%
$207,071
Cap Rate 9%
$161,056
Alternative Uses
Best Use
Flex RnD
$207.1K
$181.2K – $241.6K
NOI $14,495 @ 7.0% cap · market cap 4.33%
Second Best
Warehouse
$193.0K
$168.9K – $225.2K
NOI $13,510 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$417.0K
$364.9K – $486.5K
NOI $29,192 @ 7.0% cap · market cap 8.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
209
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33908, FL
43,110
Population
32,067
Households
1.3
Avg Household Size
63
Median Age
44%
College-Educated
96%
High-School Grad
34.2 sq mi
ZIP Area
1,261
Density / Sq Mi
$74,711
Median Household Income
$50,063
Median Earnings
$1,829
Median Rent
$346,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Air-conditioned flex unit with private restroom and partitionable front area for office use.
Where is this flex space located?
The property is located at 10801 Sunset Plaza Circle Fort Myers, FL.
What is the asking price?
The asking price for this property is $335,000.
What are key features of this property?
This property features: 1,325 SF industrial flex condominium unit; 10' X 12" overhead rear door; Air conditioning and heat
