Flex Space with Roll-Up
New
For Sale
$649,999
103-13861 Plantation Rd, Fort Myers, FL 33966
Adaptable commercial suite with private offices, a kitchen, storage, and forklift-accessible loading.
Property Size1,509 SF
Price / SF$430.75
Days on Market6
Property Features for 103-13861 Plantation Rd
General Information
Standard status
Active
Size
1,509 SF
Total Parking Spaces
9
Financials
Asking Price
$449,999
HOA Fee
$299
Additional Details
Highway Access
Yes
Drive-In Doors
1
Taxes and HOA fees
Annual Taxes
$3,034
Listing Agency:
Sellstate 5 Star Realty
(239) 491-2430
Listed By:
Raul Leyva · License #277007338
(239) 634-1198
Source:
Exprealty
Added: Aug 31
Changed: Sep 4
Last Checked: Sep 4 at 2:53PM
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 Sellstate 5 Star Realty
Investment Insights
Based on property information with market context.
This 1,509 SF flex space combines a three-office layout with a reception and waiting area, kitchen, storage, and central A/C. A 12' x 12' overhead roll-up door provides forklift access, while removable interior walls allow the configuration to be adjusted for changing operational needs. The property includes 9 parking spaces within a commercial center described as clean and well maintained.
The site is at 103-13861 Plantation Rd in Fort Myers, positioned between Daniels Pkwy and Six Mile Cypress Pkwy with access to I-75. Southwest Florida International Airport, Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park are identified in the surrounding area. The layout supports office, warehouse, flex, light industrial, or storage applications, subject to zoning and association requirements.
The site is at 103-13861 Plantation Rd in Fort Myers, positioned between Daniels Pkwy and Six Mile Cypress Pkwy with access to I-75. Southwest Florida International Airport, Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park are identified in the surrounding area. The layout supports office, warehouse, flex, light industrial, or storage applications, subject to zoning and association requirements.
Key Highlights
- 1,509 SF flex space with 3 private offices, reception area, kitchen, and storage
- 12' x 12' overhead roll‑up door with forklift access
- Removable interior walls support reconfiguration
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
$25,932
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
3.99%
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%
$518,640
$518.6K
Cap Rate 7%
$370,457
$370.5K
Cap Rate 9%
$288,133
$288.1K
Market Conditions
NOI Build-Up for 1,509 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
$37.7K $24.96/SF
− Vacancy
−$3.1K −$2.05/SF
EGI
$34.6K $22.91/SF
− OpEx
−$8.6K −$5.73/SF
NOI
$25.9K $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%
$518,640
Cap Rate 7%
$370,457
Cap Rate 9%
$288,133
Alternative Uses
Best Use
Office B
$370.5K
$324.2K – $432.2K
NOI $25,932 @ 7.0% cap · market cap 3.99%
Second Best
Flex RnD
$235.8K
$206.4K – $275.1K
NOI $16,508 @ 7.0% cap · market cap 2.54%
Theoretical Best
Office A
$474.9K
$415.6K – $554.1K
NOI $33,246 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
588
Businesses Nearby
Balanced
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 Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Goaboni Food Services — 3279 Colonial Blvd, Fort Myers, FL 33966
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial suite with private offices, a kitchen, storage, and forklift-accessible loading.
Where is this flex space located?
The property is located at 103-13861 Plantation Rd Fort Myers, FL.
What is the asking price?
The asking price for this property is $649,999.
What are key features of this property?
This property features: 1,509 SF flex space with 3 private offices, reception area, kitchen, and storage; 12' x 12' overhead roll‑up door with forklift access; Removable interior walls support reconfiguration
