Flex Warehouse with
For Sale
Contact for pricing
11000 METRO PKWY UNIT 35, Fort Myers, FL 33916
Flex space includes 400 SF of office, 1,600 SF warehouse, two private offices, bathroom, overhead door, and mezzanine.
Property Size2,000 SF
Price / SF$205
Days on Market55
Property Features for 11000 METRO PKWY UNIT 35
General Information
Standard status
Active
Size
2,000 SF
Property subtype
Industrial
Zoning
Industrial
Additional Details
Drive-In Doors
1
Building Details
Year Built
1985
Stories
1
Units
2
Listing Agency:
Keller Williams Elite Realty
Listed By:
Robert Muller · License #FL 373988
Source:
Crexi
Added: Jul 6
Changed: Aug 28
Last Checked: Aug 29 at 12:42PM
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 Keller Williams Elite Realty
Investment Insights
Based on property information with market context.
This 2,000 SF flex space is configured with approximately 400 SF of office area and 1,600 SF of warehouse space. The office portion includes two private offices and a bathroom, while the warehouse is supported by an overhead door. Additional mezzanine space is also included, providing extra flexibility within the interior layout.
Located at 11000 Metro Pkwy, Unit 35 in Fort Myers, the property is offered for sale and presented as ready for occupancy for an operating business.
The space combines dedicated office rooms with a separate warehouse area and mezzanine, making it suitable for businesses that need both workplace and storage/operations under one roof.
Located at 11000 Metro Pkwy, Unit 35 in Fort Myers, the property is offered for sale and presented as ready for occupancy for an operating business.
The space combines dedicated office rooms with a separate warehouse area and mezzanine, making it suitable for businesses that need both workplace and storage/operations under one roof.
Key Highlights
- 2,000 SF flex space with 400 SF office and 1,600 SF warehouse
- Office area includes 2 private offices and a bathroom
- Warehouse features an overhead door
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
$21,879
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
5.34%
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%
$437,580
$437.6K
Cap Rate 7%
$312,557
$312.6K
Cap Rate 9%
$243,100
$243.1K
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
$36.0K $18.00/SF
− Vacancy
−$2.3K −$1.17/SF
EGI
$33.7K $16.83/SF
− OpEx
−$11.8K −$5.89/SF
NOI
$21.9K $10.94/SF
Area
Lee County, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$437,580
Cap Rate 7%
$312,557
Cap Rate 9%
$243,100
Alternative Uses
Best Use
Flex RnD
$312.6K
$273.5K – $364.7K
NOI $21,879 @ 7.0% cap · market cap 5.34%
Second Best
Warehouse
$291.3K
$254.9K – $339.9K
NOI $20,392 @ 7.0% cap · market cap 4.97%
Theoretical Best
Office A
$629.5K
$550.8K – $734.4K
NOI $44,064 @ 7.0% cap · market cap 10.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
601
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33916, FL
25,940
Population
12,480
Households
2.1
Avg Household Size
34
Median Age
21%
College-Educated
81%
High-School Grad
10.3 sq mi
ZIP Area
2,518
Density / Sq Mi
$49,353
Median Household Income
$32,770
Median Earnings
$1,363
Median Rent
$242,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- One Call Catering — 8359 Beacon Blvd Ste 618, Fort Myers, FL 33907
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- AteBalls — 11770 Metro Pkwy, Fort Myers, FL 33966
- Savour First Choice Catering-Corporate Catering branch — 11770 metro pkwy a, fort myers, fl 33966
- Crunch X Munch Cheesecakes & More — 11770 Metro Pkwy, Fort Myers, FL 33966
Frequently Asked Questions
What type of property is this?
Flex space - Flex space includes 400 SF of office, 1,600 SF warehouse, two private offices, bathroom, overhead door, and mezzanine.
Where is this flex space located?
The property is located at 11000 METRO PKWY UNIT 35 Fort Myers, FL.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: 2,000 SF flex space with 400 SF office and 1,600 SF warehouse; Office area includes 2 private offices and a bathroom; Warehouse features an overhead door
