Luxury Auto Storage
For Sale
$879,000
9946 Tuscany A, Fort Myers, FL 33967
Luxury auto and motorcoach storage units with premium amenities.
Property Size2,200 SF
Lot Size4.75 Acres
Days on Market255
Property Features for 9946 Tuscany A
General Information
Standard status
Active
Size
2,200 SF
Lot size
4.75 Acres
Property subtype
Commercial
Building Details
Building Size
2,200 SF
Year Built
2026
Units
40
Listing Agency:
Serhant
(772) 485-9562
Listed By:
Ronald DeChambeau · License #3320795
(772) 485-9562
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 9
Last Checked: Aug 9 at 8:25AM
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 Serhant
Investment Insights
Based on property information with market context.
ESTERO MOTORPLEX is a luxury auto and motorcoach storage community located just West of I-75 on Estero Parkway. It offers 40 units crafted with precision. Each unit features full bathrooms, laundry hook-ups, and mezzanines. Customizable space ranges from 1300 to over 2750 square feet. The property provides amenities such as climate-controlled protection, washing and detailing areas, and 24/7 security and access. This premier space fosters a social atmosphere where like-minded individuals can connect and enjoy the elite automotive lifestyle. Listing is for Unit A, which offers 2200 square feet.
Key Highlights
- Luxury auto and motorcoach storage community with customizable units ranging from 1300 to over 2750 SF.
- Located in a prime location just West of I‑75 on Estero Parkway.
- Units include full bathrooms, laundry hook‑ups, and mezzanines.
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
$28,860
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
3.28%
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%
$577,200
$577.2K
Cap Rate 7%
$412,286
$412.3K
Cap Rate 9%
$320,667
$320.7K
Market Conditions
NOI Build-Up for 2,200 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
$42.5K $19.32/SF
− Vacancy
−$1.3K −$0.58/SF
EGI
$41.2K $18.74/SF
− OpEx
−$12.4K −$5.62/SF
NOI
$28.9K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$577,200
Cap Rate 7%
$412,286
Cap Rate 9%
$320,667
Alternative Uses
Best Use
Retail
$412.3K
$360.8K – $481.0K
NOI $28,860 @ 7.0% cap · market cap 3.28%
Second Best
Self Storage
$331.5K
$290.0K – $386.7K
NOI $23,202 @ 7.0% cap · market cap 2.64%
Theoretical Best
Office A
$692.4K
$605.9K – $807.8K
NOI $48,470 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,530
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33967, FL
28,174
Population
11,685
Households
2.4
Avg Household Size
35
Median Age
36%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,707
Density / Sq Mi
$84,787
Median Household Income
$48,792
Median Earnings
$1,695
Median Rent
$321,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Parking lot & garage - Luxury auto and motorcoach storage units with premium amenities.
Where is this parking lot & garage located?
The property is located at 9946 Tuscany A Fort Myers, FL.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Luxury auto and motorcoach storage community with customizable units ranging from 1300 to over 2750 SF.; Located in a prime location just West of I‑75 on Estero Parkway.; Units include full bathrooms, laundry hook‑ups, and mezzanines.
