Improved Office
For Sale
Contact for pricing
1110 Pine Ridge Rd #200 Naples, Naples, FL 34108
Fully improved office condominium in a mixed office, retail, and residential setting.
Property Size8,454 SF
Price / SF$413.41
Days on Market300
Property Features for 1110 Pine Ridge Rd #200 Naples
General Information
Standard status
Active
Size
8,454 SF
Net Rentable
8,454 SF
Property subtype
Office
Zoning
MPUD
Additional Details
Road Access
Yes
Building Details
Year Built
2011
Buildings
1
Stories
2
Units
1
Listing Agency:
Investment Properties Corporation of Naples
Listed By:
Clint Sherwood · License #FL 3033224
Source:
Crexi
Added: Nov 3, 2025
Changed: Aug 30
Last Checked: Aug 30 at 12:57AM
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 Investment Properties Corporation of Naples
Investment Insights
Based on property information with market context.
This office condominium offers approximately 8,454 rentable square feet within a building constructed in 2011. The suite is fully improved and is scheduled for occupancy in Summer 2026, providing an office configuration prepared for its next occupant.
The property is located on Pine Ridge Road in Regal Point and is surrounded by office, retail, and residential communities. Zoning is MPUD, and the offering is identified as office space within a larger commercial setting.
The property is located on Pine Ridge Road in Regal Point and is surrounded by office, retail, and residential communities. Zoning is MPUD, and the offering is identified as office space within a larger commercial setting.
Key Highlights
- 8,454 +/- rentable square feet of office space
- Fully improved office condominium
- Occupancy scheduled for Summer 2026
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
$174,047
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
4.98%
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%
$3,480,940
$3.5M
Cap Rate 7%
$2,486,386
$2.5M
Cap Rate 9%
$1,933,856
$1.9M
Market Conditions
NOI Build-Up for 8,454 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
$253.6K $30.00/SF
− Vacancy
−$21.6K −$2.55/SF
EGI
$232.1K $27.45/SF
− OpEx
−$58.0K −$6.86/SF
NOI
$174.0K $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%
$3,480,940
Cap Rate 7%
$2,486,386
Cap Rate 9%
$1,933,856
Alternative Uses
Best Use
Office B
$2.49M
$2.18M – $2.90M
NOI $174,047 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.39M
$2.97M – $3.96M
NOI $237,508 @ 7.0% cap · market cap 6.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,203
Businesses Nearby
Explore this area
Business Placement
Demographics for 34108, FL
16,142
Population
15,211
Households
1.1
Avg Household Size
66
Median Age
62%
College-Educated
97%
High-School Grad
7.8 sq mi
ZIP Area
2,069
Density / Sq Mi
$120,187
Median Household Income
$48,565
Median Earnings
$2,099
Median Rent
$972,400
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 - Fully improved office condominium in a mixed office, retail, and residential setting.
Where is this office units located?
The property is located at 1110 Pine Ridge Rd #200 Naples Naples, FL.
What is the asking price?
The asking price for this property is $3,495,000.
What are key features of this property?
This property features: 8,454 +/- rentable square feet of office space; Fully improved office condominium; Occupancy scheduled for Summer 2026
