Mixed-Use Commercial
For Sale
$1,750,000
1357 N Tamiami Trl, North Fort Myers, FL 33903
Commercial Sale, NORTH FORT MYERS, FL
Property Size8,126 SF
Lot Size0.83 Acres
Price / SF$215.36
Days on Market341
Property Features for 1357 N Tamiami Trl
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2
Fencing
Fenced
Directions
Turn off N Tamiami Trl prior to the bridge
Subdivision
FN06 - North Fort Myers Area
Standard status
Active
APN
02-44-24-03-0000A.0260
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
KANTZ TOWN OF BLK A PB 1 PG 19 S1/2 LT24 W OF RD + LTS 26+28LESR/WOR2342/1504
Tax Annual Amount
13734
Legal Description
KANTZ TOWN OF BLK A PB 1 PG 19 S1/2 LT24 W OF RD + LTS 26+28LESR/WOR2342/1504
Building Details
Year built
1950
Floors in Building
1
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Joanne Fultz · License #SL3449480
(937) 232-3070
Added: Sep 20, 2025
Changed: Aug 22
Last Checked: Aug 26 at 7:06AM
MLS# 225071600
Copyright © 2026 Coconut Coast Organization of 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 mixed-use commercial building contains 8,126 sq. ft. of gross building area on a fenced commercial site. Constructed in 1950, the property includes signage and approximately 24 parking spaces. C-2 zoning supports office, medical office, and retail applications, providing flexibility for professional, clinical, showroom, and service-oriented occupancy.
The building fronts N Tamiami Trail in North Fort Myers, where reported traffic counts exceed 30K daily. It is approximately 2 miles from downtown Fort Myers and I-75. Nearby multifamily construction includes Alary with 272 units, Horizon Tamiami with 468 units, and Hancock Bridge Square with 320 units.
Existing leases are approaching expiration, allowing a future owner to evaluate renewed occupancy, rent adjustments, or use of all or part of the building. The property is also identified for potential professional office suites, medical or dental services, retail, and combined office-retail occupancy.
The building fronts N Tamiami Trail in North Fort Myers, where reported traffic counts exceed 30K daily. It is approximately 2 miles from downtown Fort Myers and I-75. Nearby multifamily construction includes Alary with 272 units, Horizon Tamiami with 468 units, and Hancock Bridge Square with 320 units.
Existing leases are approaching expiration, allowing a future owner to evaluate renewed occupancy, rent adjustments, or use of all or part of the building. The property is also identified for potential professional office suites, medical or dental services, retail, and combined office-retail occupancy.
Key Highlights
- 8,126 sq. ft. of gross building area
- C‑2 zoning supports office, medical office, and retail uses
- Direct frontage on N Tamiami Trail with reported traffic counts exceeding 30K daily
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
$139,645
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
7.98%
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%
$2,792,900
$2.8M
Cap Rate 7%
$1,994,929
$2.0M
Cap Rate 9%
$1,551,611
$1.6M
Market Conditions
NOI Build-Up for 8,126 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
$202.8K $24.96/SF
− Vacancy
−$16.6K −$2.05/SF
EGI
$186.2K $22.91/SF
− OpEx
−$46.5K −$5.73/SF
NOI
$139.6K $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%
$2,792,900
Cap Rate 7%
$1,994,929
Cap Rate 9%
$1,551,611
Alternative Uses
Best Use
Office B
$1.99M
$1.75M – $2.33M
NOI $139,645 @ 7.0% cap · market cap 7.98%
Second Best
Retail
$1.52M
$1.33M – $1.78M
NOI $106,599 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$2.56M
$2.24M – $2.98M
NOI $179,032 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Explore this area
Business Placement
Demographics for 33903, FL
23,294
Population
15,400
Households
1.5
Avg Household Size
61
Median Age
24%
College-Educated
89%
High-School Grad
11.3 sq mi
ZIP Area
2,061
Density / Sq Mi
$56,317
Median Household Income
$32,452
Median Earnings
$1,152
Median Rent
$135,400
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?
Mixed-use property - C-2 zoning supports office, medical office, and retail uses.
Where is this mixed-use property located?
The property is located at 1357 N Tamiami Trl North Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 8,126 sq. ft. of gross building area; C‑2 zoning supports office, medical office, and retail uses; Direct frontage on N Tamiami Trail with reported traffic counts exceeding 30K daily
