Flex Space with Roll-Up
New
For Sale
$649,999
13861 plantation rd, Fort Myers, FL 33912
Commercial Sale, Fort Myers, FL
Property Size1,509 SF
Lot Size0.37 Acres
Price / SF$430.75
Days on Market1
Property Features for 13861 plantation rd
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
7
Subdivision
5940 Florida Other
Standard status
Active
APN
19-45-25-25-00000.0103
Lot size
0.37 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PLANTATION POINT COMMERCIAL CONDO DESC IN INST#2006-260593 UNIT 103
Tax Annual Amount
3034
HOA Fee
$299 Monthly
Legal Description
PLANTATION POINT COMMERCIAL CONDO DESC IN INST#2006-260593 UNIT 103
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
central A/C
overhead roll-up door
forklift access
storage
Building Details
Year built
2006
Flooring type
Tile - Ceramic
Listing Agency:
Sellstate 5 Star Realty
(239) 491-2430
Listed By:
Raul Leyva · License #0701832
(239) 634-1198
Added: Aug 31
Last Checked: Aug 31 at 3:06PM
MLS# A12080481
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 1,509-square-foot flex property, built in 2006, combines a three-office layout with a reception and waiting area, kitchen, and storage. A 12' x 12' overhead roll-up door provides forklift access, while removable interior walls allow the configuration to be adjusted. The space has ceramic tile flooring, central heating, and central air conditioning.
The property is located on Plantation Road in Fort Myers, between Daniels Parkway and Six Mile Cypress Parkway, with access to I-75 and proximity to Southwest Florida International Airport. Nearby destinations include Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park. The property includes 9 parking spaces and sits on a 0.37-acre lot.
The property is located on Plantation Road in Fort Myers, between Daniels Parkway and Six Mile Cypress Parkway, with access to I-75 and proximity to Southwest Florida International Airport. Nearby destinations include Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park. The property includes 9 parking spaces and sits on a 0.37-acre lot.
Key Highlights
- 1,509 SF flex property built in 2006
- Three private offices plus reception, kitchen, and storage areas
- 12' x 12' overhead roll‑up door with forklift access
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
$25,932
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
3.99%
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%
$518,640
$518.6K
Cap Rate 7%
$370,457
$370.5K
Cap Rate 9%
$288,133
$288.1K
Market Conditions
NOI Build-Up for 1,509 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
$37.7K $24.96/SF
− Vacancy
−$3.1K −$2.05/SF
EGI
$34.6K $22.91/SF
− OpEx
−$8.6K −$5.73/SF
NOI
$25.9K $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%
$518,640
Cap Rate 7%
$370,457
Cap Rate 9%
$288,133
Alternative Uses
Best Use
Office B
$370.5K
$324.2K – $432.2K
NOI $25,932 @ 7.0% cap · market cap 3.99%
Second Best
Flex RnD
$235.8K
$206.4K – $275.1K
NOI $16,508 @ 7.0% cap · market cap 2.54%
Theoretical Best
Office A
$474.9K
$415.6K – $554.1K
NOI $33,246 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
1
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,594
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33912, FL
19,146
Population
12,078
Households
1.6
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
903
Density / Sq Mi
$101,043
Median Household Income
$54,143
Median Earnings
$1,653
Median Rent
$367,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial suite offers private offices, support areas, and reconfigurable interior walls.
Where is this flex space located?
The property is located at 13861 plantation rd Fort Myers, FL.
What is the asking price?
The asking price for this property is $649,999.
What are key features of this property?
This property features: 1,509 SF flex property built in 2006; Three private offices plus reception, kitchen, and storage areas; 12' x 12' overhead roll‑up door with forklift access
