Freestanding Office
For Sale
$659,000
2080 Collier Avenue, Fort Myers, FL 33901
CommercialSale, Fort Myers, FL
Property Size2,400 SF
Lot Size0.39 Acres
Price / SF$274.58
Days on Market46
Property Features for 2080 Collier Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CG
Directions
GPS
Subdivision
FM03 - Fort Myers Area
Standard status
Active
APN
36-44-24-P1-00500.0020
Lot size
0.39 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
MIDTOWN OFFICE PARK UNIT 1 PB 33 PG 114 LOT 2
Tax Annual Amount
6694
Legal Description
MIDTOWN OFFICE PARK UNIT 1 PB 33 PG 114 LOT 2
Building Details
Year built
1984
Floors in Building
1
Listing Agency:
Quality Residential Management
(239) 652-0066
Listed By:
John Henthorn · License #261065902
(239) 200-0488
Added: Aug 8
Changed: Aug 26
Last Checked: Sep 22 at 2:06PM
MLS# 2026033611
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 freestanding office property includes four private offices, an additional office or flex room, a conference room, reception and lobby areas, a kitchenette with stone countertops, and ADA-compliant restrooms. An approximately 1,000 SF open multipurpose area adds flexibility for meetings, training, classrooms, therapy, or other approved activities. Updated flooring, LED lighting, fresh interior finishes, and a newer roof installed in 2023 are also included. The building was constructed in 1984 and sits on a 0.386-acre parcel with approximately 25 paved parking spaces.
Located near US-41, the property provides access to Downtown Fort Myers, Colonial Boulevard, Lee Health, and major business corridors. The configuration may accommodate medical, wellness, legal, insurance, financial, educational, training, or other professional uses, subject to applicable zoning and approvals.
Located near US-41, the property provides access to Downtown Fort Myers, Colonial Boulevard, Lee Health, and major business corridors. The configuration may accommodate medical, wellness, legal, insurance, financial, educational, training, or other professional uses, subject to applicable zoning and approvals.
Key Highlights
- Freestanding office building on a 0.386‑acre parcel
- Approximately 25 paved parking spaces
- Four private offices plus an office/flex room
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
$41,244
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
6.26%
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%
$824,880
$824.9K
Cap Rate 7%
$589,200
$589.2K
Cap Rate 9%
$458,267
$458.3K
Market Conditions
NOI Build-Up for 2,400 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
$59.9K $24.96/SF
− Vacancy
−$4.9K −$2.05/SF
EGI
$55.0K $22.91/SF
− OpEx
−$13.7K −$5.73/SF
NOI
$41.2K $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%
$824,880
Cap Rate 7%
$589,200
Cap Rate 9%
$458,267
Alternative Uses
Best Use
Office B
$589.2K
$515.6K – $687.4K
NOI $41,244 @ 7.0% cap · market cap 6.26%
Second Best
Healthcare Medical
$429.2K
$375.5K – $500.7K
NOI $30,041 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$755.4K
$661.0K – $881.3K
NOI $52,877 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,759
Businesses Nearby
Explore this area
Business Placement
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
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 Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Adaptable interior includes private offices, conference space, reception, kitchenette, and an open multipurpose area.
Where is this office building located?
The property is located at 2080 Collier Avenue Fort Myers, FL.
What is the asking price?
The asking price for this property is $659,000.
What are key features of this property?
This property features: Freestanding office building on a 0.386‑acre parcel; Approximately 25 paved parking spaces; Four private offices plus an office/flex room
