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    10581 Ben C Pratt/6 Mile Cypress Parkway, Fort Myers, FL 33966

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    For Sale
    $1,399,000

    Zoned CG in Fort Myers with bonus density potential and protected wetlands area for flexible development planning.

    Type:Land
    Lot size:
    1.47 Acres
    Added:
    Dec 21, 2023
    Days on Market:
    900
    Last Refresh:
    Jun 5 at 1:54 am

    Property Features for 10581 Ben C Pratt/6 Mile Cypress Parkway

    General Information

    Standard status
    Active
    Lot size
    1.47 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Pam Bratton

    Listing office RE/MAX Realty Group

    Listing date Dec 21, 2023

    Source Johnrwood

    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 Realty Group

    HighLights

    • 1.47 acres designated as wetlands, which may be used for water supply and ecosystem purposes
    • Zoned CG (Commercial General) in the City of Fort Myers jurisdiction, with Traditional Community FLU classification
    • Base density of 25 dwelling units per acre in CG, with up to 35 dwelling units per acre via Conditional Use (bonus density)
    • Development planning supports up to 58 dwelling units on the uplands portion, with maximum height of 5 stories or 70 feet
    • Convenient access to Colonial Boulevard and Daniels Parkway, and close to I‑75
    • Rendering provided for a 15,000 SF building with 33,000 SF parking/drive area; parking allowance noted as 1 per 300 SF (~55 spots with ADA)

    Overview

    This is a 6 Mile Cypress Commerce Park commercial general raw land parcel offered for development with a range of commercial and mixed-use possibilities. The property includes an uplands portion targeted for development and a wetlands component totaling 1.47 acres that may be used for other purposes such as water supply and the ecosystem. The maximum development height is stated as 5 stories or 70 feet, and a rendering is provided showing a 15,000-square-foot building with 33,000-square-foot parking/drive.

    The site is located within the City of Fort Myers jurisdiction and is accessed conveniently via Colonial Boulevard and Daniels Parkway, with proximity to I-75. Nearby entertainment and sports venues are referenced, including Topgolf and the Minnesota Twins and Boston Red Sox stadiums. The CG zoning district includes the express intent to provide areas for commercial activities that meet retail shopping and service needs of the community.

    The property is identified as CG with a FLU classification of Traditional Community, showing base density of 25 dwelling units per acre and potential bonus density up to 35 dwelling units per acre through the Conditional Use process. The information also notes that the owners association has quarterly dues and maintains SWFWMD drainage, POA tax returns, and related administrative items for lots in Six Mile Cypress Commerce Park, supporting site-level coordination for development planning.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.813803
    Latitude
    26.591446

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    FAQs

    What type of property is this?
    Commercial land - Zoned CG in Fort Myers with bonus density potential and protected wetlands area for flexible development planning.
    Where is this commercial land located?
    The property is located at 10581 Ben C Pratt/6 Mile Cypress Parkway Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $1,399,000.
    What are key features of this property?
    This property features: 1.47 acres designated as wetlands, which may be used for water supply and ecosystem purposes; Zoned CG (Commercial General) in the City of Fort Myers jurisdiction, with Traditional Community FLU classification; Base density of 25 dwelling units per acre in CG, with up to 35 dwelling units per acre via Conditional Use (bonus density)
    We can help!
    Listing Contact
    Pam Bratton
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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