Climate-Controlled Storage
For Sale
$512,000
9946 Tuscany, Fort Myers, FL 33967
COMMERCIAL - Fort Myers, FL
Property Size1,463 SF
Lot Size4.75 Acres
Price / SF$349.97
Days on Market292
Property Features for 9946 Tuscany
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CPD
Security features
Security
Fencing
Fenced
Directions
Exit I-75 on either Alco Rd or Corkscrew. Take Three Oaks to Estero Pkwy. Site just East of I-75 on N side of Pkwy. Or Tamiami to Estero Pkwy and head East.
Subdivision
5940 - Other Florida County
Standard status
Active
APN
22462500010011090
Size
1,463 SF
Lot size
4.75 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
W 1/2 OF SE 1/4 DESC IN OR 4487 PG 3115
Legal Description
W 1/2 OF SE 1/4 DESC IN OR 4487 PG 3115
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
climate-controlled protection
washing and detailing areas
24/7 security and access
full bathrooms
laundry hook-ups
mezzanines
Building Details
Year built
2026
Floors in Building
1
Number of units
40
Flooring type
Concrete
Building materials
Block
Listing Agency:
Serhant
(561) 203-2762
Listed By:
Ronald DeChambeau · License #3320795
(772) 485-9562
Added: Nov 7, 2025
Changed: Aug 4
Last Checked: Aug 26 at 6:06AM
MLS# F10535743
Copyright © 2026 BeachesMLS. 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.
Introducing ESTERO MOTORPLEX, an auto and motorcoach storage community located just west of I-75 on Estero Parkway. The property offers enclosed, climate-controlled protection along with washing and detailing areas and 24/7 security and access.
Listing is for Unit E, which includes full bathrooms, laundry hook-ups, and mezzanines. The unit provides customizable space designed for vehicle and hobby storage needs, and it measures 1,463 square feet.
The overall site totals 4.75 acres and is designated under zoning CPD.
Listing is for Unit E, which includes full bathrooms, laundry hook-ups, and mezzanines. The unit provides customizable space designed for vehicle and hobby storage needs, and it measures 1,463 square feet.
The overall site totals 4.75 acres and is designated under zoning CPD.
Key Highlights
- Luxury auto and motorcoach storage community with customizable units ranging from 1300 to over 2750 SF.
- Located just West of I‑75 on Estero Parkway.
- Each unit includes full bathrooms, laundry hook‑ups, and mezzanines.
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
$15,429
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
3.01%
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%
$308,580
$308.6K
Cap Rate 7%
$220,414
$220.4K
Cap Rate 9%
$171,433
$171.4K
Market Conditions
NOI Build-Up for 1,463 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
$23.7K $16.20/SF
− Vacancy
−$1.7K −$1.13/SF
EGI
$22.0K $15.07/SF
− OpEx
−$6.6K −$4.52/SF
NOI
$15.4K $10.55/SF
Area
Lee County, FL
Vacancy
7.00%
Lease Rate
$16.20 /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%
$308,580
Cap Rate 7%
$220,414
Cap Rate 9%
$171,433
Alternative Uses
Best Use
Self Storage
$220.4K
$192.9K – $257.2K
NOI $15,429 @ 7.0% cap · market cap 3.01%
Second Best
Warehouse
$213.1K
$186.5K – $248.6K
NOI $14,917 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$460.5K
$402.9K – $537.2K
NOI $32,233 @ 7.0% cap · market cap 6.30%
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
123
Businesses Nearby
Explore this area
Business Placement
Demographics for 33967, FL
28,174
Population
11,685
Households
2.4
Avg Household Size
35
Median Age
36%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,707
Density / Sq Mi
$84,787
Median Household Income
$48,792
Median Earnings
$1,695
Median Rent
$321,800
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?
Self storage facility - Unit E offers full bathrooms, laundry hook-ups, and a mezzanine within an enclosed, climate-controlled storage community.
Where is this self storage facility located?
The property is located at 9946 Tuscany Fort Myers, FL.
What is the asking price?
The asking price for this property is $512,000.
What are key features of this property?
This property features: Luxury auto and motorcoach storage community with customizable units ranging from 1300 to over 2750 SF.; Located just West of I‑75 on Estero Parkway.; Each unit includes full bathrooms, laundry hook‑ups, and mezzanines.
