Industrial Flex Building with
For Sale
$1,495,000
6241 Arc Way, Fort Myers, FL 33966
CommercialSale, Fort Myers, FL
Property Size6,425 SF
Lot Size0.69 Acres
Price / SF$232.68
Days on Market47
Property Features for 6241 Arc Way
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
IL
Subdivision
FM16 - Fort Myers Area
Standard status
Active
APN
07-45-25-03-00000.0090
Lot size
0.69 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MID-METRO INDUSTRIAL PK PB 37 PG 71 LOT 9
Tax Annual Amount
8857
Legal Description
MID-METRO INDUSTRIAL PK PB 37 PG 71 LOT 9
Building Details
Year built
1987
Floors in Building
1
Listing Agency:
RE/MAX Realty Group · RE/MAX International
(239) 489-0444
Listed By:
Michael Frye · License #258000168
(239) 281-0441
Added: Jul 14
Changed: Aug 19
Last Checked: Aug 29 at 5:06PM
MLS# 2026030098
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.
6241 Arc Way is an industrial flex building located in the Mid Metro Industrial Park in Fort Myers. The space includes 12 offices, two kitchen areas, and two bathrooms, supported by a fenced chain-link area on site. Garage improvements total three garages, with covered garage space included in the overall layout.
The property sits between Metro Pkwy and Plantation Rd. The listing notes convenient access to major transportation routes, including I-75 and US-41, with proximity to Southwest Florida International Airport and key commercial hubs, supporting manufacturing, warehouse, or logistics activity.
With a combination of office and service-oriented improvements alongside enclosed garage space and a fenced outdoor area, the building is configured to support a range of industrial operations within an established industrial park setting.
The property sits between Metro Pkwy and Plantation Rd. The listing notes convenient access to major transportation routes, including I-75 and US-41, with proximity to Southwest Florida International Airport and key commercial hubs, supporting manufacturing, warehouse, or logistics activity.
With a combination of office and service-oriented improvements alongside enclosed garage space and a fenced outdoor area, the building is configured to support a range of industrial operations within an established industrial park setting.
Key Highlights
- Built in 1987 in the Mid Metro Industrial Park
- 6,425+/- SF total building area with 3,864+/- SF base SF and 2,072+/- SF garage space
- Includes 12 offices, 2 kitchen areas, and 2 bathrooms
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
$70,286
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
4.70%
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%
$1,405,720
$1.4M
Cap Rate 7%
$1,004,086
$1.0M
Cap Rate 9%
$780,956
$781.0K
Market Conditions
NOI Build-Up for 6,425 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
$115.7K $18.00/SF
− Vacancy
−$7.5K −$1.17/SF
EGI
$108.1K $16.83/SF
− OpEx
−$37.8K −$5.89/SF
NOI
$70.3K $10.94/SF
Area
Lee County, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,405,720
Cap Rate 7%
$1,004,086
Cap Rate 9%
$780,956
Alternative Uses
Best Use
Flex RnD
$1.00M
$878.6K – $1.17M
NOI $70,286 @ 7.0% cap · market cap 4.70%
Second Best
Warehouse
$935.8K
$818.9K – $1.09M
NOI $65,509 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,556 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33966, FL
11,245
Population
7,472
Households
1.5
Avg Household Size
50
Median Age
44%
College-Educated
97%
High-School Grad
8.8 sq mi
ZIP Area
1,278
Density / Sq Mi
$86,812
Median Household Income
$54,302
Median Earnings
$1,743
Median Rent
$362,400
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.
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial flex building includes offices, kitchen areas, bathrooms, and multiple garages plus a fenced chain-link area.
Where is this flex space located?
The property is located at 6241 Arc Way Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Built in 1987 in the Mid Metro Industrial Park; 6,425+/- SF total building area with 3,864+/- SF base SF and 2,072+/- SF garage space; Includes 12 offices, 2 kitchen areas, and 2 bathrooms
