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    Gulf Access Multi-Tenant Office Building Title is generated by Realmo AI

    2804 Del Prado Boulevard S, Cape Coral, FL 33904

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    For Sale
    $5,650,000

    SINGLE_FAMILY - Cape Coral, FL

    Type:Office
    Lot size:
    1.12 Acres
    Added:
    Jul 17, 2024
    Days on Market:
    662
    Last Refresh:
    May 9 at 2:06 am

    Property Features for 2804 Del Prado Boulevard S

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    APN
    31-44-24-C3-00601.0010
    Lot size
    1.12 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    CAPE CORAL UNIT 21 BLK 601 PB 13 PG 155 LTS 1 THRU 8 LESS R/W
    Tax Annual Amount
    39672

    Utilities

    Water front features
    Seawall, Navigable Water, Canal Access
    Water front
    1

    Building Details

    Year built
    1986
    Floors in Building
    2

    We can help!

    Listing Contact
    Phil Deems

    Listing agent Phil Deems License #252010067

    Listing office Phil Deems Real Estate 2804 Del Prado Boulevard No. 202, Cape Coral, FL

    Listing date Jul 17, 2024

    MLS# 224059691

    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.

    HighLights

    • Gulf access via canal.
    • New metal roof installed in 2023.
    • Located on a signalized corner of Del Prado Blvd. South and SE 28th Terrace.
    • Investment property or end‑user opportunity with month‑to‑month tenants.
    • City water, sewer, and irrigation are in and paid in full.
    • Land size: 48,982 square feet.

    Overview

    Prado Place is a two-story, multi-tenant office building with Gulf access, situated at the signalized corner of Del Prado Blvd. South and SE 28th Terrace. The building comprises 18 units, with 16 units averaging 1,000 square feet each, one 1,800 square foot unit, and office suites on the second floor. The property, located in Cape Coral, FL, presents an opportunity for investment or potential use by an end-user, as many tenants operate on a month-to-month basis. The property benefits from city water, sewer, and irrigation, which are in place and fully paid. A new metal roof was installed in 2023. The land area is 48,982 square feet (1.124 acres). The property is zoned P, with a FLU of CP and DOR Code of 18.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    GENESIS INVESTIGATIONS SERVICES ... Law Firm Mary Donnelly, MA Counselor Smart Realty of Florida Real Estate Agency Jason's Drafting Services, ... Renovation Specialist Massage with Tiffany ... Alternative Medicine Practice

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cape Coral
    County
    Lee
    State
    Florida
    Longitude
    -81.942145
    Latitude
    26.599613

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    FAQs

    What type of property is this?
    Office building - Two-story office building with Gulf access, investment or end-user opportunity.
    Where is this office building located?
    The property is located at 2804 Del Prado Boulevard S Cape Coral, FL.
    What is the asking price?
    The asking price for this property is $5,650,000.
    What are key features of this property?
    This property features: Gulf access via canal.; New metal roof installed in 2023.; Located on a **signalized corner of Del Prado Blvd. South and SE 28th Terrace.**
    (239) 945-4540
    We can help!
    Listing Contact
    Phil Deems
    Real Estate License ID: 252010067
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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