Freestanding Medical Office
For Sale
$4,700,000
12731 New Brittany Blvd, Fort Myers, FL 33907
Commercial Sale, Fort Myers, FL
Property Size17,851 SF
Lot Size1.69 Acres
Price / SF$263.29
Days on Market70
Property Features for 12731 New Brittany Blvd
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CS
Subdivision
5940 Florida Other
Standard status
Active
APN
1445240000005002A
Lot size
1.69 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
E 430 FT OF SW 1/4 N OF COLLEGE PKWY ADJ TO WORLD PLAZA DESC OR 2022/3978
Tax Annual Amount
54163
Legal Description
E 430 FT OF SW 1/4 N OF COLLEGE PKWY ADJ TO WORLD PLAZA DESC OR 2022/3978
Building Details
Year built
1998
Floors in Building
2
Flooring type
Tile
Building materials
Block
Listing Agency:
All Nations Realty of Florida, LLC
(305) 705-0050
Listed By:
Isaac Feldman · License #3553370
(305) 785-3200
Added: Jun 30
Changed: Sep 2
Last Checked: Sep 7 at 1:06PM
MLS# A11751162
Copyright © 2026 Miami REALTORS®. 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 freestanding medical property provides approximately 17,851 SF on approximately 1.69 acres. The 1998 building includes an existing medical and ambulatory surgery center-oriented layout with surgical infrastructure, procedure areas, medical offices, administrative rooms, support space, and parking. Block construction and tile flooring are also in place.
Located at 12731 New Brittany Blvd in Fort Myers, the property sits near Summerlin Road, College Parkway, and US-41, within an established medical and professional corridor. Its existing configuration is suited to healthcare operations and may accommodate surgical, specialty medical, outpatient, wellness, administrative medical, or multi-tenant medical office uses, subject to buyer verification and applicable licensing requirements.
The improvements offer a substantially built medical environment for an owner-user, medical group, or operator seeking an established healthcare facility rather than a general office shell.
Located at 12731 New Brittany Blvd in Fort Myers, the property sits near Summerlin Road, College Parkway, and US-41, within an established medical and professional corridor. Its existing configuration is suited to healthcare operations and may accommodate surgical, specialty medical, outpatient, wellness, administrative medical, or multi-tenant medical office uses, subject to buyer verification and applicable licensing requirements.
The improvements offer a substantially built medical environment for an owner-user, medical group, or operator seeking an established healthcare facility rather than a general office shell.
Key Highlights
- Approximately 17,851 SF of medical office / ASC‑oriented building area
- Approximately 1.69 acres with on‑site parking
- Existing surgical infrastructure and procedure areas
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
$306,769
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
6.53%
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%
$6,135,380
$6.1M
Cap Rate 7%
$4,382,414
$4.4M
Cap Rate 9%
$3,408,544
$3.4M
Market Conditions
NOI Build-Up for 17,851 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
$445.6K $24.96/SF
− Vacancy
−$36.5K −$2.05/SF
EGI
$409.0K $22.91/SF
− OpEx
−$102.3K −$5.73/SF
NOI
$306.8K $17.18/SF
Area
Lee County, FL
Vacancy
8.20%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$6,135,380
Cap Rate 7%
$4,382,414
Cap Rate 9%
$3,408,544
Alternative Uses
Best Use
Office B
$4.38M
$3.83M – $5.11M
NOI $306,769 @ 7.0% cap · market cap 6.53%
Second Best
Healthcare Medical
$3.19M
$2.79M – $3.72M
NOI $223,445 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$5.62M
$4.92M – $6.55M
NOI $393,293 @ 7.0% cap · market cap 8.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,835
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Existing surgical infrastructure, procedure areas, and administrative space support continued healthcare use.
Where is this medical office space located?
The property is located at 12731 New Brittany Blvd Fort Myers, FL.
What is the asking price?
The asking price for this property is $4,700,000.
What are key features of this property?
This property features: Approximately 17,851 SF of medical office / ASC‑oriented building area; Approximately 1.69 acres with on‑site parking; Existing surgical infrastructure and procedure areas
