Industrial Flex Office with Warehouse
For Sale
Contact for pricing
11000 Metro Parkway, Fort Myers, FL 33966
Flex suite with office, showroom, and a small warehouse loft for additional storage.
Property Size2,000 SF
Price / SF$212.50
Days on Market67
Property Features for 11000 Metro Parkway
General Information
Standard status
Active
Size
2,000 SF
Class
B
Property subtype
Industrial
Listing Agency:
John R. Wood Properties
(239) 850-2185
Listed By:
Dan Barrile · License #B3255226
Source:
Crexi
Added: Jun 9
Changed: Aug 8
Last Checked: Aug 14 at 6:38AM
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 John R. Wood Properties
Investment Insights
Based on property information with market context.
Unit 5 in Metro Place offers industrial flex space with a dedicated office area, a conference room, and showroom space. The layout also includes a warehouse component with a loft, providing additional room for storage. This configuration supports day-to-day customer or operational activity while maintaining practical space for light warehouse needs.
The property is located along Metro Parkway frontage within Metro Place in Fort Myers, Florida. That frontage helps the unit maintain visibility from the main thoroughfare serving the industrial flex environment.
For tenants or buyers seeking a combined office/showroom and warehouse setup, this unit’s blend of work space and flexible storage is a workable fit. The presence of a conference room and showroom area supports client meetings and product presentation, while the warehouse and loft add functional capacity for inventory or equipment storage. The business associated with the space is also listed for sale under a separate transaction through CIBB Business Brokers, which may be relevant for qualified buyers evaluating an all-in option versus a space-only purchase.
The property is located along Metro Parkway frontage within Metro Place in Fort Myers, Florida. That frontage helps the unit maintain visibility from the main thoroughfare serving the industrial flex environment.
For tenants or buyers seeking a combined office/showroom and warehouse setup, this unit’s blend of work space and flexible storage is a workable fit. The presence of a conference room and showroom area supports client meetings and product presentation, while the warehouse and loft add functional capacity for inventory or equipment storage. The business associated with the space is also listed for sale under a separate transaction through CIBB Business Brokers, which may be relevant for qualified buyers evaluating an all-in option versus a space-only purchase.
Key Highlights
- Unit 5 in Metro Place industrial flex space
- 500 SF warehouse space with a loft for extra storage
- Includes office, conference room, and showroom space
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
$34,370
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
8.09%
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%
$687,400
$687.4K
Cap Rate 7%
$491,000
$491.0K
Cap Rate 9%
$381,889
$381.9K
Market Conditions
NOI Build-Up for 2,000 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
$49.9K $24.96/SF
− Vacancy
−$4.1K −$2.05/SF
EGI
$45.8K $22.91/SF
− OpEx
−$11.5K −$5.73/SF
NOI
$34.4K $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%
$687,400
Cap Rate 7%
$491,000
Cap Rate 9%
$381,889
Alternative Uses
Best Use
Office B
$491.0K
$429.6K – $572.8K
NOI $34,370 @ 7.0% cap · market cap 8.09%
Second Best
Flex RnD
$312.6K
$273.5K – $364.7K
NOI $21,879 @ 7.0% cap · market cap 5.15%
Theoretical Best
Office A
$629.5K
$550.8K – $734.4K
NOI $44,064 @ 7.0% cap · market cap 10.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
761
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
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Frequently Asked Questions
What type of property is this?
Flex space - Flex suite with office, showroom, and a small warehouse loft for additional storage.
Where is this flex space located?
The property is located at 11000 Metro Parkway Fort Myers, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Unit 5 in Metro Place industrial flex space; 500 SF warehouse space with a loft for extra storage; Includes office, conference room, and showroom space
