Remodeled Warehouse with Expansion
For Sale
Contact for pricing
11118 S Cleveland Ave, Fort Myers, FL 33907
Remodeled interior warehouse with easy access to major arteries and an AADT of 63,856 vehicles per day.
Property Size4,480 SF
Price / SF$212.05
Days on Market153
Property Features for 11118 S Cleveland Ave
General Information
Standard status
Active
Size
4,480 SF
Property subtype
INDUSTRIAL
Additional Details
Traffic Count
63,856 vehicles/day
Listing Agency:
SVN - Commercial Partners | Fort Myers
(800) 899-5564
Listed By:
Bryan J. Myers · License #SL3200046
(239) 246-5380
Source:
Moodyscre
Added: Apr 16
Changed: Sep 8
Last Checked: Sep 14 at 8:22AM
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 SVN - Commercial Partners | Fort Myers
Investment Insights
Based on property information with market context.
This warehouse offers a remodeled interior and room for additional growth, with “possible expansion” noted in the property remarks. It is positioned for practical day-to-day operations with straightforward access to surrounding road connections.
The site is described as being in close proximity to major arteries, with easy access to both North and South areas. Traffic passing nearby is supported by an AADT figure of 63,856 vehicles per day, which can be relevant for visibility and access.
The property is listed for sale and includes 4,480 square feet of warehouse space. Additional expansion is referenced as a possibility, though no specifics are provided in the available information.
The site is described as being in close proximity to major arteries, with easy access to both North and South areas. Traffic passing nearby is supported by an AADT figure of 63,856 vehicles per day, which can be relevant for visibility and access.
The property is listed for sale and includes 4,480 square feet of warehouse space. Additional expansion is referenced as a possibility, though no specifics are provided in the available information.
Key Highlights
- Remodeled interior warehouse
- Possible expansion
- Close proximity to major arteries
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
$45,678
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
4.81%
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%
$913,560
$913.6K
Cap Rate 7%
$652,543
$652.5K
Cap Rate 9%
$507,533
$507.5K
Market Conditions
NOI Build-Up for 4,480 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
$56.4K $12.60/SF
− Vacancy
−$2.7K −$0.60/SF
EGI
$53.7K $12.00/SF
− OpEx
−$8.1K −$1.80/SF
NOI
$45.7K $10.20/SF
Area
Lee County, FL
Vacancy
4.80%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
15.00%
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%
$913,560
Cap Rate 7%
$652,543
Cap Rate 9%
$507,533
Alternative Uses
Best Use
Warehouse
$652.5K
$571.0K – $761.3K
NOI $45,678 @ 7.0% cap · market cap 4.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.41M
$1.23M – $1.65M
NOI $98,703 @ 7.0% cap · market cap 10.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
63,856 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,571
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Warehouse - Remodeled interior warehouse with easy access to major arteries and an AADT of 63,856 vehicles per day.
Where is this warehouse located?
The property is located at 11118 S Cleveland Ave Fort Myers, FL.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: Remodeled interior warehouse; Possible expansion; Close proximity to major arteries
