Updated Office
For Sale
$204,900
5235 RAMSEY Way, Fort Myers, FL 33907
Commercial Sale, FORT MYERS, FL
Property Size880 SF
Lot Size0.13 Acres
Price / SF$232.84
Days on Market324
Property Features for 5235 RAMSEY Way
General Information
Property type
Commercial Sale
Property subtype
Office
Subdivision
DELLEE PARK
Directions
on combo lock. Call Realtor for code. From Tamiami Trail (US-41) at Boy Scout Road, head east on Boy Scout Road toward Linda Lane. Continue approximately 0.3 miles and turn right onto Ramsey Way. The office park with 5235 Ramsey Way will be on your right. Unit C-1 is located within the complex.
Standard status
Active
APN
02-45-24-P3-02000.0C10
Size
880 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CLAYTON COURT OFFICE CTR OR 1735 PG 1718 UNIT C-1
Tax Annual Amount
2064
Legal Description
CLAYTON COURT OFFICE CTR OR 1735 PG 1718 UNIT C-1
Utilities
Cooling system
Window Unit(s), Central Air, Wall/Window Unit(s)
Building Details
Year built
1985
Floors in Building
1
Building materials
Block
Listing Agency:
REALTY ONE GROUP MVP
(800) 896-8790
Listed By:
Derek Carlson · License #3615889
(800) 806-0816
Added: Oct 8, 2025
Changed: Aug 26
Last Checked: Aug 27 at 9:06AM
MLS# TB8435959
Copyright © 2026 Stellar MLS. 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 office condominium contains 880 square feet within the Clayton Court Office Center. Recent improvements include new flooring, fresh interior paint, updated trim, and other interior updates. The building was constructed in 1985 with block construction, creating a practical setting for professional office operations.
The property is located at 5235 Ramsey Way, Unit C-1, in Fort Myers, near Tamiami Trail/US-41 and Boy Scout Road. The surrounding commercial area includes Sam's Club, Best Buy, Sam's Plaza Shopping Center, restaurants, retail businesses, banks, medical offices, and professional service providers. Its central setting provides access from multiple directions and places everyday client, staff, and vendor conveniences nearby.
The property is located at 5235 Ramsey Way, Unit C-1, in Fort Myers, near Tamiami Trail/US-41 and Boy Scout Road. The surrounding commercial area includes Sam's Club, Best Buy, Sam's Plaza Shopping Center, restaurants, retail businesses, banks, medical offices, and professional service providers. Its central setting provides access from multiple directions and places everyday client, staff, and vendor conveniences nearby.
Key Highlights
- 880‑square‑foot office condominium at 5235 Ramsey Way, Unit C‑1
- Recently improved with new flooring, interior paint, updated trim, and additional updates
- Located within the Clayton Court Office Center
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
$15,123
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
7.38%
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%
$302,460
$302.5K
Cap Rate 7%
$216,043
$216.0K
Cap Rate 9%
$168,033
$168.0K
Market Conditions
NOI Build-Up for 880 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
$22.0K $24.96/SF
− Vacancy
−$1.8K −$2.05/SF
EGI
$20.2K $22.91/SF
− OpEx
−$5.0K −$5.73/SF
NOI
$15.1K $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%
$302,460
Cap Rate 7%
$216,043
Cap Rate 9%
$168,033
Alternative Uses
Best Use
Office B
$216.0K
$189.0K – $252.1K
NOI $15,123 @ 7.0% cap · market cap 7.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$277.0K
$242.4K – $323.1K
NOI $19,388 @ 7.0% cap · market cap 9.46%
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
Location Intelligence
Trade Area within ½ mile
1,538
Businesses Nearby
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Recently refreshed professional workspace within the Clayton Court Office Center near US-41 and Boy Scout Road.
Where is this office units located?
The property is located at 5235 RAMSEY Way Fort Myers, FL.
What is the asking price?
The asking price for this property is $204,900.
What are key features of this property?
This property features: 880‑square‑foot office condominium at 5235 Ramsey Way, Unit C‑1; Recently improved with new flooring, interior paint, updated trim, and additional updates; Located within the Clayton Court Office Center
