Flex Building with Pylon
For Sale
$1,150,000
4529 Del Prado Boulevard S, Cape Coral, FL 33904
CommercialSale, Cape Coral, FL
Property Size3,840 SF
Lot Size0.15 Acres
Price / SF$299.48
Days on Market123
Property Features for 4529 Del Prado Boulevard S
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
SC
Subdivision
CC12 - Cape Coral Unit 7-15
Standard status
Active
APN
07-45-24-C3-00396.0290
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
CAPE CORAL U 7 BLK 396 PB 12 PG 120 PT LOT 28 + 29 DESC IN OR 2957 PG 3312
Tax Annual Amount
7291
Legal Description
CAPE CORAL U 7 BLK 396 PB 12 PG 120 PT LOT 28 + 29 DESC IN OR 2957 PG 3312
Amenities
overhead doors
alley access
Building Details
Year built
1973
Floors in Building
1
Listing Agency:
Professional Realty
(239) 772-1010
Listed By:
Jack Britton · License #252000141
(239) 851-2090
Added: May 5
Changed: Aug 26
Last Checked: Sep 4 at 6:06PM
MLS# 2026020507
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 1973 flex property combines a front showroom with office and warehouse areas toward the rear. The building is currently configured as one unit but can be divided into two units. Rear warehouse areas include overhead doors with alley access, while the property also provides four front parking spaces and access to common-area parking. A newer TPO roof and one newer AC unit are in place.
The building sits on a 6,600 SF site adjoining a neighboring strip center, with pylon signage along Del Prado Boulevard South. It is zoned SC (South Cape), a classification identified as allowing many permitted uses. A flooring company currently occupies the property on a month-to-month basis and would like to remain.
The building sits on a 6,600 SF site adjoining a neighboring strip center, with pylon signage along Del Prado Boulevard South. It is zoned SC (South Cape), a classification identified as allowing many permitted uses. A flooring company currently occupies the property on a month-to-month basis and would like to remain.
Key Highlights
- Flex building with showroom, office, and warehouse areas
- Configurable as one unit or two units
- Two rear warehouse spaces with overhead doors and alley access
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
$57,907
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
5.04%
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%
$1,158,140
$1.2M
Cap Rate 7%
$827,243
$827.2K
Cap Rate 9%
$643,411
$643.4K
Market Conditions
NOI Build-Up for 3,840 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
$84.3K $21.96/SF
− Vacancy
−$1.6K −$0.42/SF
EGI
$82.7K $21.54/SF
− OpEx
−$24.8K −$6.46/SF
NOI
$57.9K $15.08/SF
Area
Cape Coral, FL
Vacancy
1.90%
Lease Rate
$21.96 /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%
$1,158,140
Cap Rate 7%
$827,243
Cap Rate 9%
$643,411
Alternative Uses
Best Use
Retail
$827.2K
$723.8K – $965.1K
NOI $57,907 @ 7.0% cap · market cap 5.04%
Second Best
Flex RnD
$600.1K
$525.1K – $700.1K
NOI $42,008 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$996.4K
$871.8K – $1.16M
NOI $69,747 @ 7.0% cap · market cap 6.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,245
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33904, FL
32,029
Population
20,401
Households
1.6
Avg Household Size
56
Median Age
29%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
3,302
Density / Sq Mi
$66,933
Median Household Income
$43,829
Median Earnings
$1,665
Median Rent
$347,100
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.
Similar Off Market Nearby
- Catering By Jack & Michael — 4708 SE 8th Ct, Cape Coral, FL 33904
- Taco Works — 1017B Cape Coral Pkwy E, Cape Coral, FL 33904
- Red Roc Cravings — 1413 Cape Coral Pkwy E, Cape Coral, FL 33904
Frequently Asked Questions
What type of property is this?
Flex space - Showroom, office, and warehouse areas support single- or two-unit occupancy with alley-served rear access.
Where is this flex space located?
The property is located at 4529 Del Prado Boulevard S Cape Coral, FL.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Flex building with showroom, office, and warehouse areas; Configurable as one unit or two units; Two rear warehouse spaces with overhead doors and alley access
