Built-Out Office Condominium
For Sale
$1,369,000
1090 6TH Avenue N Unit 24, Naples, FL 34102
Move-in-ready combined office condo with reception areas, private rooms, a staff kitchen, and 21 parking spaces.
Property Size3,000 SF
Price / SF$456.33
Days on Market159
Property Features for 1090 6TH Avenue N Unit 24
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
21
Property subtype
Commercial
Additional Details
Office Units
3
Amenities
staff kitchen
storage areas
Building Details
Year Built
1975
Listing Agency:
A Plus Realty,
Listed By:
Juliana Cifuentes
(239) 434-0101
Source:
Johnrwood
Added: Mar 27
Changed: Aug 31
Last Checked: Aug 31 at 7:47PM
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 A Plus Realty,
Investment Insights
Based on property information with market context.
This offering presents a fully built-out office condominium combining Units 1086, 1088, and 1090 into one functional office environment. The approximately 3,000 SF layout includes two reception areas, a central workstation area, about ten private offices/exam rooms, four restrooms, a staff kitchen, and multiple storage areas. The space is currently vacant and available for immediate occupancy, with a configuration designed to support a range of professional and medical office uses.
Each unit retains its own separate storefront entrance, allowing the property to operate as one larger office or be reconfigured into three individual units. The condominium includes 21 parking spaces. The property is located within Naples Comm Plaza on 6th Avenue North in Naples, minutes from Downtown Naples and Naples Community Hospital.
Each unit retains its own separate storefront entrance, allowing the property to operate as one larger office or be reconfigured into three individual units. The condominium includes 21 parking spaces. The property is located within Naples Comm Plaza on 6th Avenue North in Naples, minutes from Downtown Naples and Naples Community Hospital.
Key Highlights
- Fully built‑out 3,000 SF office condominium (Units 1086, 1088 & 1090) combined into one space
- Includes two reception areas, central workstation, and ~10 private offices/exam rooms plus four restrooms
- Staff kitchen and multiple storage areas for day‑to‑day operations
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
$61,763
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
4.51%
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%
$1,235,260
$1.2M
Cap Rate 7%
$882,329
$882.3K
Cap Rate 9%
$686,256
$686.3K
Market Conditions
NOI Build-Up for 3,000 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
$90.0K $30.00/SF
− Vacancy
−$7.7K −$2.55/SF
EGI
$82.4K $27.45/SF
− OpEx
−$20.6K −$6.86/SF
NOI
$61.8K $20.59/SF
Area
Collier County, FL
Vacancy
8.50%
Lease Rate
$30.00 /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%
$1,235,260
Cap Rate 7%
$882,329
Cap Rate 9%
$686,256
Alternative Uses
Best Use
Office B
$882.3K
$772.0K – $1.03M
NOI $61,763 @ 7.0% cap · market cap 4.51%
Second Best
Healthcare Medical
$574.4K
$502.6K – $670.2K
NOI $40,211 @ 7.0% cap · market cap 2.94%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,283 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Location Intelligence
Trade Area within ½ mile
2,643
Businesses Nearby
Explore this area
Business Placement
Demographics for 34102, FL
10,496
Population
9,791
Households
1.1
Avg Household Size
64
Median Age
58%
College-Educated
96%
High-School Grad
5.6 sq mi
ZIP Area
1,874
Density / Sq Mi
$115,927
Median Household Income
$57,254
Median Earnings
$1,491
Median Rent
$1,422,000
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 units - Move-in-ready combined office condo with reception areas, private rooms, a staff kitchen, and 21 parking spaces.
Where is this office units located?
The property is located at 1090 6TH Avenue N Unit 24 Naples, FL.
What is the asking price?
The asking price for this property is $1,369,000.
What are key features of this property?
This property features: Fully built‑out 3,000 SF office condominium (Units 1086, 1088 & 1090) combined into one space; Includes two reception areas, central workstation, and ~10 private offices/exam rooms plus four restrooms; Staff kitchen and multiple storage areas for day‑to‑day operations
