Office Space in Brantley
For Sale
Contact for pricing
12486 Brantley Commons Ct, Fort Myers, FL
Office space in established business park near amenities.
Property Size3,000 SF
Lot Size6.95 Acres
Price / SF$231.67
Days on Market531
Property Features for 12486 Brantley Commons Ct
General Information
Standard status
Active
Size
3,000 SF
Lot size
6.95 Acres
Property subtype
OFFICE
Listing Agency:
CRE Consultants | Naples
(239) 481-3000
Listed By:
Enn Luthringer, CCIM · License #SL3089908
(239) 481-3000
Source:
Moodyscre
Added: Mar 18, 2025
Changed: Aug 22
Last Checked: Aug 29 at 4:07PM
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 CRE Consultants | Naples
Investment Insights
Based on property information with market context.
Located in Brantley Commons Business Park, this office space offers investment potential with opportunities for long-term lease income. The property is situated in a high-demand area with a mix of medical and professional tenants. The location provides convenient access to shopping centers, dining options, and essential services for tenants and customers. The property size is 3000 square feet.
Key Highlights
- Prime location in Brantley Commons Business Park
- Investment potential with long‑term lease income
- High‑demand area
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
$51,555
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
7.42%
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%
$1,031,100
$1.0M
Cap Rate 7%
$736,500
$736.5K
Cap Rate 9%
$572,833
$572.8K
Market Conditions
NOI Build-Up for 3,000 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
$74.9K $24.96/SF
− Vacancy
−$6.1K −$2.05/SF
EGI
$68.7K $22.91/SF
− OpEx
−$17.2K −$5.73/SF
NOI
$51.6K $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%
$1,031,100
Cap Rate 7%
$736,500
Cap Rate 9%
$572,833
Alternative Uses
Best Use
Office B
$736.5K
$644.4K – $859.3K
NOI $51,555 @ 7.0% cap · market cap 7.42%
Second Best
Healthcare Medical
$536.5K
$469.4K – $625.9K
NOI $37,552 @ 7.0% cap · market cap 5.40%
Theoretical Best
Office A
$944.2K
$826.2K – $1.10M
NOI $66,096 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,478
Businesses Nearby
Explore this area
Business Placement
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 - Office space in established business park near amenities.
Where is this office units located?
The property is located at 12486 Brantley Commons Ct Fort Myers, FL.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Prime location in Brantley Commons Business Park; Investment potential with long‑term lease income; High‑demand area
