Commercial Land with
For Sale
$2,800,000
3671 Fowler St, Fort Myers, FL 33901
Commercial Sale, FORT MYERS, FL
Property Size5,800 SF
Lot Size1.30 Acres
Price / SF$482.76
Days on Market233
Property Features for 3671 Fowler St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C1
Fencing
Fenced
Subdivision
FM03 - Fort Myers Area
Standard status
Active
APN
36-44-24-P2-00200.01I0
Lot size
1.30 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
C S L + G NO 1 PB 30 PG 38 LOT 1-I + N 40 FT LOT 1-J + S 60 FT LOT 1-H
Tax Annual Amount
9423
Legal Description
C S L + G NO 1 PB 30 PG 38 LOT 1-I + N 40 FT LOT 1-J + S 60 FT LOT 1-H
Building Details
Year built
1979
Floors in Building
1
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Joanne Fultz · License #SL3449480
(937) 232-3070
Added: Jan 5
Changed: Aug 22
Last Checked: Aug 26 at 7:06AM
MLS# 226002688
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.
The C1-zoned property at 3671 Fowler St. in Fort Myers encompasses 1.301 acres and includes a 1,000-square-foot office along with a separate 4,800-square-foot building. The site is fenced and has existing utility service. Documentation also supports construction of an additional 4,350-square-foot building on the same parcel.
Fowler Street provides the property’s commercial setting, with access described as being minutes from I-75 and Downtown Fort Myers. The address is in Lee County, within ZIP Code 33901. The combination of existing improvements, C1 zoning, and an additional building opportunity creates a multi-improvement commercial site with office and development components.
Fowler Street provides the property’s commercial setting, with access described as being minutes from I-75 and Downtown Fort Myers. The address is in Lee County, within ZIP Code 33901. The combination of existing improvements, C1 zoning, and an additional building opportunity creates a multi-improvement commercial site with office and development components.
Key Highlights
- 1.301‑acre C1‑zoned commercial site in Fort Myers
- Includes a 4,800 SF building and a 1,000 SF office
- Documentation supports a 3rd 4,350 SF building on the same site
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
$99,673
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
3.56%
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%
$1,993,460
$2.0M
Cap Rate 7%
$1,423,900
$1.4M
Cap Rate 9%
$1,107,478
$1.1M
Market Conditions
NOI Build-Up for 5,800 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
$144.8K $24.96/SF
− Vacancy
−$11.9K −$2.05/SF
EGI
$132.9K $22.91/SF
− OpEx
−$33.2K −$5.73/SF
NOI
$99.7K $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%
$1,993,460
Cap Rate 7%
$1,423,900
Cap Rate 9%
$1,107,478
Alternative Uses
Best Use
Office B
$1.42M
$1.25M – $1.66M
NOI $99,673 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.83M
$1.60M – $2.13M
NOI $127,786 @ 7.0% cap · market cap 4.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2,203
Businesses Nearby
Explore this area
Business Placement
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
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?
Commercial land - C1-zoned site includes an office, a separate building, and documented capacity for another structure.
Where is this commercial land located?
The property is located at 3671 Fowler St Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: 1.301‑acre C1‑zoned commercial site in Fort Myers; Includes a 4,800 SF building and a 1,000 SF office; Documentation supports a 3rd 4,350 SF building on the same site
