Flex Space with Church
For Sale
$1,000,000
Pending
1-2-300 Leonard Blvd N, Lehigh Acres, FL 33971
Approximately 3,850 sf flex space formed by combining two units, currently configured for church use with office and private restroom.
Property Size3,850 SF
Days on Market364
Property Features for 1-2-300 Leonard Blvd N
General Information
Standard status
Pending
Size
3,850 SF
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Taxes and HOA fees
Annual Taxes
$168
Amenities
fenced lot
electronic security gate
on-site security system
prominent pylon signage
private restroom
Building Details
Year Built
2007
Tenancy
Multi
Listing Agency:
RE/MAX Trend
(239) 541-1661
Listed By:
Maria Rose · License #258030267
(239) 470-8632
Source:
Exprealty
Added: Sep 9, 2025
Changed: Sep 5
Last Checked: Sep 6 at 1:37PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX Trend
Investment Insights
Based on property information with market context.
This versatile commercial property totals approximately 3,850 sf and was created by combining two units into a single functional space. Built in 2007, it is currently configured for church use, with an open main area suitable for worship services or assemblies, plus a small office and a private restroom.
The property is located within the well-maintained Leonard Industrial Center and includes a fenced lot with an electronic security gate and an on-site security system. Prominent pylon signage provides street visibility.
Convenient access is described as being just minutes from I-75, near Lee Blvd, Westgate Blvd, and Leonard Blvd N, supporting travel to both North and South Fort Myers and surrounding areas.
The property is located within the well-maintained Leonard Industrial Center and includes a fenced lot with an electronic security gate and an on-site security system. Prominent pylon signage provides street visibility.
Convenient access is described as being just minutes from I-75, near Lee Blvd, Westgate Blvd, and Leonard Blvd N, supporting travel to both North and South Fort Myers and surrounding areas.
Key Highlights
- Approximately 3,850 SF flex space created by combining two units into one functional space
- Currently configured for church use with an open main area plus a small office and private restroom
- Built in 2007 within a well‑kept multi‑unit industrial complex in the Leonard Industrial 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
$42,117
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
4.21%
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%
$842,340
$842.3K
Cap Rate 7%
$601,671
$601.7K
Cap Rate 9%
$467,967
$468.0K
Market Conditions
NOI Build-Up for 3,850 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
$69.3K $18.00/SF
− Vacancy
−$4.5K −$1.17/SF
EGI
$64.8K $16.83/SF
− OpEx
−$22.7K −$5.89/SF
NOI
$42.1K $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%
$842,340
Cap Rate 7%
$601,671
Cap Rate 9%
$467,967
Alternative Uses
Best Use
Flex RnD
$601.7K
$526.5K – $702.0K
NOI $42,117 @ 7.0% cap · market cap 4.21%
Second Best
Industrial
$502.1K
$439.3K – $585.8K
NOI $35,145 @ 7.0% cap · market cap 3.51%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,823 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
522
Businesses Nearby
Explore this area
Business Placement
Demographics for 33971, FL
26,333
Population
8,802
Households
3
Avg Household Size
33
Median Age
15%
College-Educated
85%
High-School Grad
17.0 sq mi
ZIP Area
1,549
Density / Sq Mi
$72,784
Median Household Income
$38,898
Median Earnings
$1,678
Median Rent
$271,900
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Church & religious facility - Approximately 3,850 sf flex space formed by combining two units, currently configured for church use with office and private restroom.
Where is this church & religious facility located?
The property is located at 1-2-300 Leonard Blvd N Lehigh Acres, FL.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Approximately 3,850 SF flex space created by combining two units into one functional space; Currently configured for church use with an open main area plus a small office and private restroom; Built in 2007 within a well‑kept multi‑unit industrial complex in the Leonard Industrial Center
