Built-Out Medical Office
For Sale
$1,750,000
Pending
22904 Lyden Drive, Estero, FL 33928
CommercialSale, Estero, FL
Property Size3,651 SF
Lot Size0.04 Acres
Days on Market144
Property Features for 22904 Lyden Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Subdivision
ES01 - Estero
Standard status
Pending
APN
04-47-25-E4-54000.0010
Lot size
0.04 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COCONUT TRACE PROFESSIONAL CEN
Tax Annual Amount
4106
Legal Description
COCONUT TRACE PROFESSIONAL CEN
Building Details
Year built
2022
Floors in Building
1
Listing Agency:
VIP Realty Group Inc
(239) 489-1100
Listed By:
Koba Kobakhidze · License #258021349
(239) 895-2112
Added: Apr 8
Changed: Aug 20
Last Checked: Aug 29 at 7:06PM
MLS# 2026016261
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.
Unit 1-2 comprises approximately 3,651+/- square feet within Coconut Trace Professional Center, a multi-tenant professional building completed in 2022. The medical office configuration includes reception and waiting areas, eight exam rooms with plumbing, a procedure room, two private offices, a breakroom, three restrooms, and dedicated janitorial and supply closets. High-end finishes are installed throughout the suite.
The property sits across from Coconut Point Mall in Estero and can be reached from U.S. Route 41 through Bulb Lane or Vanderberg Way. FDOT reports average daily traffic of 58,000 on the route. Southwest Florida International Airport is approximately 20 minutes away, adding regional access for staff and patients.
The property sits across from Coconut Point Mall in Estero and can be reached from U.S. Route 41 through Bulb Lane or Vanderberg Way. FDOT reports average daily traffic of 58,000 on the route. Southwest Florida International Airport is approximately 20 minutes away, adding regional access for staff and patients.
Key Highlights
- Approximately 3,651+/- SF medical office suite in Unit 1‑2
- Eight exam rooms equipped with plumbing
- Large procedure room plus private physician’s office and additional private office
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
$62,742
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
3.59%
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%
$1,254,840
$1.3M
Cap Rate 7%
$896,314
$896.3K
Cap Rate 9%
$697,133
$697.1K
Market Conditions
NOI Build-Up for 3,651 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
$91.1K $24.96/SF
− Vacancy
−$7.5K −$2.05/SF
EGI
$83.7K $22.91/SF
− OpEx
−$20.9K −$5.73/SF
NOI
$62.7K $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%
$1,254,840
Cap Rate 7%
$896,314
Cap Rate 9%
$697,133
Alternative Uses
Best Use
Office B
$896.3K
$784.3K – $1.05M
NOI $62,742 @ 7.0% cap · market cap 3.59%
Second Best
Healthcare Medical
$652.9K
$571.3K – $761.7K
NOI $45,700 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,439 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
58,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
565
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33928, FL
28,955
Population
20,835
Households
1.4
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
41.7 sq mi
ZIP Area
694
Density / Sq Mi
$100,264
Median Household Income
$52,197
Median Earnings
$1,959
Median Rent
$418,900
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 - Turnkey medical workspace with plumbed exam rooms, procedure space, private offices, and patient reception areas.
Where is this medical office space located?
The property is located at 22904 Lyden Drive Estero, 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: Approximately 3,651+/- SF medical office suite in Unit 1‑2; Eight exam rooms equipped with plumbing; Large procedure room plus private physician’s office and additional private office
