Updated First-Floor Office
For Sale
$310,000
28089 Vanderbilt Dr, Bonita Springs, FL 34134
Commercial Sale, BONITA SPRINGS, FL
Property Size1,413 SF
Lot Size0.16 Acres
Price / SF$219.39
Days on Market139
Property Features for 28089 Vanderbilt Dr
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CPD
Subdivision
BN02 - West of US41 South of Bon
Standard status
Active
APN
04-48-25-B1-03500.0102
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
OFFICES AT VANDERBILT DESC IN INST#2007-46222 UNIT 102
Tax Annual Amount
3303
Legal Description
OFFICES AT VANDERBILT DESC IN INST#2007-46222 UNIT 102
Amenities
building signage available
Building Details
Year built
2007
Floors in Building
1
Listing Agency:
Premier Commercial Inc
(239) 992-1200
Listed By:
Matthew Stepan PA · License #3082516
(239) 213-7408
Added: Apr 13
Changed: Aug 22
Last Checked: Aug 29 at 11:06PM
MLS# 226017656
Copyright © 2026 Coconut Coast Organization of 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 first-floor office condo provides 1,413+/- SF of workspace and received updates in 2022. The layout includes a reception area, four private offices, a conference room, kitchenette, and private restroom, creating a practical configuration for day-to-day professional operations. Building signage is available.
The suite is located at 28089 Vanderbilt Dr in Bonita Springs, within a professional office building constructed in 2007. Vanderbilt Drive is positioned one block south of Bonita Beach Road, with the property serving the Bonita Springs area and access to Naples and Estero. The office is offered for sale.
The suite is located at 28089 Vanderbilt Dr in Bonita Springs, within a professional office building constructed in 2007. Vanderbilt Drive is positioned one block south of Bonita Beach Road, with the property serving the Bonita Springs area and access to Naples and Estero. The office is offered for sale.
Key Highlights
- 1,413+/- SF first‑floor office condo
- Updated in 2022
- Four private offices plus reception area
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
$24,282
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
7.83%
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%
$485,640
$485.6K
Cap Rate 7%
$346,886
$346.9K
Cap Rate 9%
$269,800
$269.8K
Market Conditions
NOI Build-Up for 1,413 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
$35.3K $24.96/SF
− Vacancy
−$2.9K −$2.05/SF
EGI
$32.4K $22.91/SF
− OpEx
−$8.1K −$5.73/SF
NOI
$24.3K $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%
$485,640
Cap Rate 7%
$346,886
Cap Rate 9%
$269,800
Alternative Uses
Best Use
Office B
$346.9K
$303.5K – $404.7K
NOI $24,282 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$444.7K
$389.1K – $518.9K
NOI $31,131 @ 7.0% cap · market cap 10.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
799
Businesses Nearby
Explore this area
Business Placement
Demographics for 34134, FL
15,906
Population
15,051
Households
1.1
Avg Household Size
70
Median Age
55%
College-Educated
98%
High-School Grad
13.4 sq mi
ZIP Area
1,187
Density / Sq Mi
$122,102
Median Household Income
$56,170
Median Earnings
$1,814
Median Rent
$659,600
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.
Frequently Asked Questions
What type of property is this?
Office units - Professional suite with reception, private offices, conference room, kitchenette, and private restroom.
Where is this office units located?
The property is located at 28089 Vanderbilt Dr Bonita Springs, FL.
What is the asking price?
The asking price for this property is $310,000.
What are key features of this property?
This property features: 1,413+/- SF first‑floor office condo; Updated in 2022; Four private offices plus reception area
