Freestanding Commercial Building with
For Sale
Contact for pricing
Pending
1097 W Main St, Immokalee, FL 34142
5,984 SF building on 1.35 acres with C-4 zoning.
Property Size5,984 SF
Lot Size1.35 Acres
Days on Market154
Property Features for 1097 W Main St
General Information
Standard status
Pending
Size
5,984 SF
Class
B
Lot size
1.35 Acres
Property subtype
Industrial, Office, Retail
Zoning
C-4 (MSOSD)
Investment Type
Owner/User
Building Details
Buildings
1
Stories
1
Listing Agency:
LSI Companies
(239) 940-3171
Listed By:
Mike Trivett · License #FL SL3518487
Source:
Crexi
Added: Mar 10
Changed: Aug 8
Last Checked: Jul 24 at 8:01AM
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 LSI Companies
Investment Insights
Based on property information with market context.
This is a fully built-out, single-tenant, freestanding commercial building featuring a retail showroom and rear warehouse space. The 5,984± square foot building is situated on a 1.35± acre lot and is being sold as vacant. It is zoned C-4, one of the more intensive commercial zoning districts in Collier County, offering flexibility for end-users and speculative investors. The property includes two points of ingress/egress in both the front and rear, along with a single roll-up door in the rear of the building that provides access to the warehouse. Immokalee benefits from its location within a growing Southwest Florida economy. The property's zoning allows for various permitted uses, including business services, hardware stores, household appliance stores, laundries and dry cleaning, medical and dental laboratories, healthcare services, home furniture and furnishings stores, dry cleaning plants, child care services, car washes, churches, and agricultural services. The retail vacancy rates are currently at 2.7%, and industrial vacancy rates are at 1.3%.
Key Highlights
- Freestanding 5,984± Sq. Ft. commercial building on a spacious 1.35± acres.
- C‑4 zoning allows for a wide range of intensive commercial uses.
- Being sold as vacant, offering immediate occupancy or redevelopment potential.
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
$72,865
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
3.65%
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%
$1,457,300
$1.5M
Cap Rate 7%
$1,040,929
$1.0M
Cap Rate 9%
$809,611
$809.6K
Market Conditions
NOI Build-Up for 5,984 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
$108.4K $18.12/SF
− Vacancy
−$4.3K −$0.72/SF
EGI
$104.1K $17.40/SF
− OpEx
−$31.2K −$5.22/SF
NOI
$72.9K $12.18/SF
Area
Collier County, FL
Vacancy
4.00%
Lease Rate
$18.12 /SF/Yr
Expense Ratio
30.00%
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%
$1,457,300
Cap Rate 7%
$1,040,929
Cap Rate 9%
$809,611
Alternative Uses
Best Use
Retail
$1.04M
$910.8K – $1.21M
NOI $72,865 @ 7.0% cap · market cap 3.65%
Second Best
Warehouse
$742.8K
$649.9K – $866.6K
NOI $51,994 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $168,116 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
582
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34142, FL
31,327
Population
10,002
Households
3.1
Avg Household Size
30
Median Age
15%
College-Educated
63%
High-School Grad
625.9 sq mi
ZIP Area
50
Density / Sq Mi
$57,656
Median Household Income
$27,809
Median Earnings
$989
Median Rent
$296,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Showroom - 5,984 SF building on 1.35 acres with C-4 zoning.
Where is this showroom located?
The property is located at 1097 W Main St Immokalee, FL.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Freestanding 5,984± Sq. Ft. commercial building on a spacious 1.35± acres.; C‑4 zoning allows for a wide range of intensive commercial uses.; Being sold as vacant, offering immediate occupancy or redevelopment potential.
