Flex Building with Fenced
For Sale
$2,995,000
3310 Hanson Street, Fort Myers, FL 33916
CommercialSale, Fort Myers, FL
Property Size7,056 SF
Lot Size1.70 Acres
Price / SF$424.46
Days on Market668
Property Features for 3310 Hanson Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
IH
Fencing
Fenced
Directions
I-75 to exit 136, travel west 1/4 of a mile, turning north on Ortiz Ave. Take 3/4 of a mile turning west on Hanson Street. Travel 2 miles and building will be on the left side of the street (south side).
Subdivision
FM04 - Fort Myers Area
Standard status
Active
APN
30-44-25-P2-0040A.001B
Lot size
1.70 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
SOUTHSIDE INDUSTRIAL PK BLK A PB 28 PB 154 E120 FT OF W240 FT OF LT 1
Tax Annual Amount
8447
Legal Description
SOUTHSIDE INDUSTRIAL PK BLK A PB 28 PB 154 E120 FT OF W240 FT OF LT 1
Utilities
Sewer type
Septic Tank
Building Details
Year built
1982
Floors in Building
1
Listing Agency:
Phil Deems Real Estate
(239) 945-4545
Listed By:
Phil Deems · License #252010067
(239) 945-4540
Added: Nov 3, 2024
Changed: Aug 26
Last Checked: Sep 1 at 2:06PM
MLS# 224087595
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 7,056-square-foot CBS building offers a flexible commercial configuration on 1.7 acres. Constructed in 1982, the property is currently arranged as four units, with the potential to consolidate the interior into a larger open layout. The front section contains a retail shop, firearms and security guard training center, shooting range, two private offices, staging area, and three restrooms. The rear section includes a 20-by-60-foot automotive repair area, warehouse space, an overhead door, service bay, and restroom.
Exterior improvements include a concrete parking lot and fenced yard. The property has frontage on Hanson Street and access to Metro, Fowler, and US 41 to the west, with Interstate 75 minutes to the east. It is located within the City of Fort Myers and is served by a septic tank.
Exterior improvements include a concrete parking lot and fenced yard. The property has frontage on Hanson Street and access to Metro, Fowler, and US 41 to the west, with Interstate 75 minutes to the east. It is located within the City of Fort Myers and is served by a septic tank.
Key Highlights
- 7,056‑square‑foot CBS building constructed in 1982
- 1.7 acres with concrete parking lot and fenced yard
- Currently divided into 4 units with potential for an open interior layout
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
$92,563
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
3.09%
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%
$1,851,260
$1.9M
Cap Rate 7%
$1,322,329
$1.3M
Cap Rate 9%
$1,028,478
$1.0M
Market Conditions
NOI Build-Up for 7,056 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
$136.3K $19.32/SF
− Vacancy
−$4.1K −$0.58/SF
EGI
$132.2K $18.74/SF
− OpEx
−$39.7K −$5.62/SF
NOI
$92.6K $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%
$1,851,260
Cap Rate 7%
$1,322,329
Cap Rate 9%
$1,028,478
Alternative Uses
Best Use
Retail
$1.32M
$1.16M – $1.54M
NOI $92,563 @ 7.0% cap · market cap 3.09%
Second Best
Flex RnD
$1.10M
$964.9K – $1.29M
NOI $77,189 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,458 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33916, FL
25,940
Population
12,480
Households
2.1
Avg Household Size
34
Median Age
21%
College-Educated
81%
High-School Grad
10.3 sq mi
ZIP Area
2,518
Density / Sq Mi
$49,353
Median Household Income
$32,770
Median Earnings
$1,363
Median Rent
$242,300
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.
Frequently Asked Questions
What type of property is this?
Flex space - Multi-unit commercial property combining retail, training, office, automotive service, and warehouse areas.
Where is this flex space located?
The property is located at 3310 Hanson Street Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: 7,056‑square‑foot CBS building constructed in 1982; 1.7 acres with concrete parking lot and fenced yard; Currently divided into 4 units with potential for an open interior layout
