Commercial Land with Existing Office
For Sale
Contact for pricing
1010 Northeast 9th Street, Cape Coral, FL 33909
Two parcels sold together, combining an existing commercial office property with adjacent land for parking, storage, or expansion options.
Property Size3,120 SF
Price / SF$286.86
Days on Market60
Property Features for 1010 Northeast 9th Street
General Information
Standard status
Active
Size
3,120 SF
Property subtype
Office, Land
Occupancy
100%
Lease Type
NN
Building Details
Year Built
2007
Buildings
1
Stories
1
Units
10
Tenancy
Single
Listing Agency:
RE/MAX Sunshine
Listed By:
Chardayne Seuffert · License #3323327
Source:
Crexi
Added: Jun 16
Changed: Aug 10
Last Checked: Aug 12 at 3:53AM
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 Sunshine
Investment Insights
Based on property information with market context.
This offering includes two parcels sold together, combining an existing commercial property with an adjacent lot. The package is located at 1010 NE 9th Street, Unit A, in Cape Coral, and the sale includes the existing commercial building along with the adjoining land identified as lot 06-44-24-C4-02016.0430. The configuration provides room for business use today while also supporting future possibilities that may require city and zoning approvals.
The property is positioned for straightforward access and visibility in Northeast Cape Coral. It is described as being near major roadways, residential communities, and expanding commercial development. The adjacency of the additional parcel can be useful for expanding parking and storage needs, or for considering further development and redevelopment scenarios, subject to applicable approvals.
This could fit owner-users and investors seeking a combined building-and-land setup rather than a single-parcel asset. The surrounding context and the included adjacent lot are practical for operators that want flexibility for growth, additional on-site needs, or long-term reconfiguration. Buyer should verify all zoning, permitted uses, dimensions, and development opportunities prior to closing.
The property is positioned for straightforward access and visibility in Northeast Cape Coral. It is described as being near major roadways, residential communities, and expanding commercial development. The adjacency of the additional parcel can be useful for expanding parking and storage needs, or for considering further development and redevelopment scenarios, subject to applicable approvals.
This could fit owner-users and investors seeking a combined building-and-land setup rather than a single-parcel asset. The surrounding context and the included adjacent lot are practical for operators that want flexibility for growth, additional on-site needs, or long-term reconfiguration. Buyer should verify all zoning, permitted uses, dimensions, and development opportunities prior to closing.
Key Highlights
- Commercial property built in 2007 at 1010 NE 9th Street Unit A, Cape Coral, FL 33909
- Two parcels sold together: existing commercial office property plus adjacent lot (06‑44‑24‑C4‑02016.0430)
- Adjacent land included for parking, storage, or expansion (subject to zoning and city approvals)
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
$44,156
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
4.93%
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%
$883,120
$883.1K
Cap Rate 7%
$630,800
$630.8K
Cap Rate 9%
$490,622
$490.6K
Market Conditions
NOI Build-Up for 3,120 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 $22.20/SF
− Vacancy
−$10.4K −$3.33/SF
EGI
$58.9K $18.87/SF
− OpEx
−$14.7K −$4.72/SF
NOI
$44.2K $14.15/SF
Area
Cape Coral, FL
Vacancy
15.00%
Lease Rate
$22.20 /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%
$883,120
Cap Rate 7%
$630,800
Cap Rate 9%
$490,622
Alternative Uses
Best Use
Office B
$630.8K
$552.0K – $735.9K
NOI $44,156 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$809.6K
$708.4K – $944.5K
NOI $56,669 @ 7.0% cap · market cap 6.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 33909, FL
33,063
Population
14,051
Households
2.4
Avg Household Size
39
Median Age
25%
College-Educated
94%
High-School Grad
37.8 sq mi
ZIP Area
875
Density / Sq Mi
$79,096
Median Household Income
$39,912
Median Earnings
$1,773
Median Rent
$292,800
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 building - Two parcels sold together, combining an existing commercial office property with adjacent land for parking, storage, or expansion options.
Where is this office building located?
The property is located at 1010 Northeast 9th Street Cape Coral, FL.
What is the asking price?
The asking price for this property is $895,000.
What are key features of this property?
This property features: Commercial property built in 2007 at 1010 NE 9th Street Unit A, Cape Coral, FL 33909; Two parcels sold together: existing commercial office property plus adjacent lot (06‑44‑24‑C4‑02016.0430); Adjacent land included for parking, storage, or expansion (subject to zoning and city approvals)
