Single-Tenant NNN Industrial
For Sale
Contact for pricing
Pending
11575 MARSHWOOD LN, Fort Myers, FL 33908
Stabilized single-tenant industrial asset secured by an absolute NNN lease with scheduled 4% annual rent escalations.
Property Size5,000 SF
Days on Market135
Property Features for 11575 MARSHWOOD LN
General Information
Standard status
Pending
Size
5,000 SF
Property subtype
Industrial
Zoning
C1-A
Occupancy
100%
Lease Type
NNN
Building Details
Year Built
1979
Buildings
1
Stories
2
Units
1
Tenancy
Single
Listing Agency:
Royal Shell Real Estate
Listed By:
Donald DeLuca · License #BK 3516726
Source:
Crexi
Added: Apr 26
Changed: Aug 8
Last Checked: Jul 25 at 11:15AM
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 Royal Shell Real Estate
Investment Insights
Based on property information with market context.
This single-tenant industrial warehouse investment is secured by an absolute NNN lease structure. The lease includes 4% annual rent escalations, and the offering is described as having a brand new 5-year lease term with personal guaranties.
The property is located in Fort Myers, Florida, at 11575 Marshwood Ln. The industrial layout is described as functional, and the site totals approximately 10.47 acres.
The owner of the property is a Florida licensed real estate broker.
The property is located in Fort Myers, Florida, at 11575 Marshwood Ln. The industrial layout is described as functional, and the site totals approximately 10.47 acres.
The owner of the property is a Florida licensed real estate broker.
Key Highlights
- 1979‑built, stabilized single‑tenant industrial asset in Fort Myers, FL
- Approximately 0.47 acres with a functional industrial layout
- Secured by an absolute NNN lease structure
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
$50,980
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
3.78%
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%
$1,019,600
$1.0M
Cap Rate 7%
$728,286
$728.3K
Cap Rate 9%
$566,444
$566.4K
Market Conditions
NOI Build-Up for 5,000 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
$63.0K $12.60/SF
− Vacancy
−$3.0K −$0.60/SF
EGI
$60.0K $12.00/SF
− OpEx
−$9.0K −$1.80/SF
NOI
$51.0K $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%
$1,019,600
Cap Rate 7%
$728,286
Cap Rate 9%
$566,444
Alternative Uses
Best Use
Warehouse
$728.3K
$637.3K – $849.7K
NOI $50,980 @ 7.0% cap · market cap 3.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,160 @ 7.0% cap · market cap 8.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33908, FL
43,110
Population
32,067
Households
1.3
Avg Household Size
63
Median Age
44%
College-Educated
96%
High-School Grad
34.2 sq mi
ZIP Area
1,261
Density / Sq Mi
$74,711
Median Household Income
$50,063
Median Earnings
$1,829
Median Rent
$346,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Stabilized single-tenant industrial asset secured by an absolute NNN lease with scheduled 4% annual rent escalations.
Where is this warehouse located?
The property is located at 11575 MARSHWOOD LN Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: 1979‑built, stabilized single‑tenant industrial asset in Fort Myers, FL; Approximately 0.47 acres with a functional industrial layout; Secured by an absolute NNN lease structure
