6-Bay Auto
For Sale
$2,100,000
236 Pondella Road, North Fort Myers, FL 33903
CommercialSale, North Fort Myers, FL
Property Size5,850 SF
Lot Size0.61 Acres
Price / SF$358.97
Days on Market150
Property Features for 236 Pondella Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
C-1
Directions
Easy access from US41. Head East on Pondlla RD - Property located on the right with high visibility.
Subdivision
FN06 - North Fort Myers Area
Standard status
Active
APN
02-44-24-00-00059.0080
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
S 200 FT OF PROPERTY LOCATED IN SW 1/4 OF SW 1/4 AS DESC IN OR 1290 PG 2257
Tax Annual Amount
7138
Legal Description
S 200 FT OF PROPERTY LOCATED IN SW 1/4 OF SW 1/4 AS DESC IN OR 1290 PG 2257
Amenities
multiple overhead doors
spacious work areas
separate office spaces
Building Details
Year built
1999
Floors in Building
1
Listing Agency:
Marzucco Real Estate
(239) 234-5134
Listed By:
Karina Mendoza · License #258031800
(239) 272-0535
Added: Apr 8
Changed: Aug 20
Last Checked: Sep 4 at 12:06AM
MLS# 2026016025
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 automotive property is configured as an operating auto service center with 6 lift bays, multiple overhead doors, and dedicated work areas. Separate office spaces support administrative functions, while the fully fenced lot adds site security and operational control. On-site parking is also provided. The building was constructed in 1999.
The property fronts Pondella Road in North Fort Myers and is positioned near a signalized intersection. Its C-1 zoning and existing automotive configuration support the current service-center use, with physical features that may also accommodate warehouse, flex, or retail operations as permitted.
The property fronts Pondella Road in North Fort Myers and is positioned near a signalized intersection. Its C-1 zoning and existing automotive configuration support the current service-center use, with physical features that may also accommodate warehouse, flex, or retail operations as permitted.
Key Highlights
- 6 lift bays for automotive service operations
- C‑1 zoning supports the current commercial configuration
- Multiple overhead doors and spacious work 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
$76,742
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
3.65%
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%
$1,534,840
$1.5M
Cap Rate 7%
$1,096,314
$1.1M
Cap Rate 9%
$852,689
$852.7K
Market Conditions
NOI Build-Up for 5,850 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
$113.0K $19.32/SF
− Vacancy
−$3.4K −$0.58/SF
EGI
$109.6K $18.74/SF
− OpEx
−$32.9K −$5.62/SF
NOI
$76.7K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$1,534,840
Cap Rate 7%
$1,096,314
Cap Rate 9%
$852,689
Alternative Uses
Best Use
Retail
$1.10M
$959.3K – $1.28M
NOI $76,742 @ 7.0% cap · market cap 3.65%
Second Best
Flex RnD
$914.2K
$800.0K – $1.07M
NOI $63,996 @ 7.0% cap · market cap 3.05%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,887 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Service bays
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
873
Businesses Nearby
Well-served
Demand for This Use
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 Industrial 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?
Auto shop - C-1-zoned automotive facility with lift bays, overhead doors, offices, parking, and a secured fenced lot.
Where is this auto shop located?
The property is located at 236 Pondella Road North Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,100,000.
What are key features of this property?
This property features: 6 lift bays for automotive service operations; C‑1 zoning supports the current commercial configuration; Multiple overhead doors and spacious work areas
