Flex Space Unit For
For Sale
Contact for pricing
12155 Metro Pkwy Unit 4, Fort Myers, FL 33966
4002 sq ft flex space with office and warehouse.
Property Size4,002 SF
Price / SF$162.42
Days on Market342
Property Features for 12155 Metro Pkwy Unit 4
General Information
Standard status
Active
Size
4,002 SF
Class
C
Property subtype
Industrial, Office, Retail, Special Purpose
Zoning
IL
Building Details
Year Built
1985
Listing Agency:
RE/MAX Realty Group
(239) 989-7077
Listed By:
Pam Wittenauer Bratton, CCIM · License #BK 3228228
Source:
Crexi
Added: Sep 6, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:32AM
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 RE/MAX Realty Group
Investment Insights
Based on property information with market context.
This 4002 square foot flex space unit is available for sale or lease. The first floor features 1549 square feet of office space, complete with vinyl plank tile, an upgraded restroom, and a kitchenette. Additionally, the unit includes 900 square feet of warehouse space with 14-foot ground-level doors and three parking spaces in the rear. The second floor offers 1549 square feet, containing two offices, a workroom, a creative office, a conference room, a training facility, a kitchenette, and a second restroom. The annual X-wind Insurance is $1,159.00. The 2024 property tax is $9,073.49, and the monthly condo fees are $727.05. Seller financing options are available.
Key Highlights
- Open to seller financing
- 4002 sq ft of flex space suitable for lease or sale
- 1549 sq ft of office space on the 1st floor with upgraded restroom and kitchenette
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
$43,780
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
6.74%
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%
$875,600
$875.6K
Cap Rate 7%
$625,429
$625.4K
Cap Rate 9%
$486,444
$486.4K
Market Conditions
NOI Build-Up for 4,002 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
$72.0K $18.00/SF
− Vacancy
−$4.7K −$1.17/SF
EGI
$67.4K $16.83/SF
− OpEx
−$23.6K −$5.89/SF
NOI
$43.8K $10.94/SF
Area
Lee County, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$875,600
Cap Rate 7%
$625,429
Cap Rate 9%
$486,444
Alternative Uses
Best Use
Flex RnD
$625.4K
$547.3K – $729.7K
NOI $43,780 @ 7.0% cap · market cap 6.74%
Second Best
Warehouse
$582.9K
$510.1K – $680.1K
NOI $40,804 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,172 @ 7.0% cap · market cap 13.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
646
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33966, FL
11,245
Population
7,472
Households
1.5
Avg Household Size
50
Median Age
44%
College-Educated
97%
High-School Grad
8.8 sq mi
ZIP Area
1,278
Density / Sq Mi
$86,812
Median Household Income
$54,302
Median Earnings
$1,743
Median Rent
$362,400
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?
Flex space - 4002 sq ft flex space with office and warehouse.
Where is this flex space located?
The property is located at 12155 Metro Pkwy Unit 4 Fort Myers, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Open to seller financing; 4002 sq ft of flex space suitable for lease or sale; 1549 sq ft of office space on the 1st floor with upgraded restroom and kitchenette
