Three-Office Office
For Sale
$749,000
1218 Del Prado Blvd S, Cape Coral, FL 33990
Suite offers three private offices with a shared lobby and entry at a signalized corner intersection.
Property Size1,836 SF
Price / SF$407.95
Days on Market89
Property Features for 1218 Del Prado Blvd S
General Information
Standard status
Active
Size
1,836 SF
Zoning
Professional
Additional Details
Utilities to Site
Yes
Office Units
3
Taxes and HOA fees
Annual Taxes
$6,613
Listing Agency:
Phil Deems Real Estate
(239) 994-4540
Listed By:
Phil Deems · License #312608
(239) 994-4540
Source:
Exprealty
Added: May 26
Changed: Aug 20
Last Checked: Aug 21 at 2:09PM
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 Phil Deems Real Estate
Investment Insights
Based on property information with market context.
This office suite features a current configuration of three individual offices that share a common entryway and lobby. The layout is suited for professional users who need separate rooms while maintaining one shared reception or waiting area.
The property is located at the corner of Del Prado Blvd. S. and SE 12th Terrace, a signalized intersection. The site includes 120' of canal frontage and offers access to the beaches and Gulf, with the Caloosahatchee River located less than 10,000 feet away. The surrounding area is described as one of the main commercial corridors in town, with a mix of retail, services, restaurants, banks, pharmacies, and multi-tenant strip plazas. The building has city water, sewer, and irrigation. Land use is CP, with zoning listed as Professional.
For buyers or tenants seeking a small, functional office setup, the three-room arrangement can support a range of professional practices that benefit from separate office space alongside a shared entry and lobby. The positioning on a signalized corner and within a dense commercial corridor may be helpful for client-facing operations.
The property is located at the corner of Del Prado Blvd. S. and SE 12th Terrace, a signalized intersection. The site includes 120' of canal frontage and offers access to the beaches and Gulf, with the Caloosahatchee River located less than 10,000 feet away. The surrounding area is described as one of the main commercial corridors in town, with a mix of retail, services, restaurants, banks, pharmacies, and multi-tenant strip plazas. The building has city water, sewer, and irrigation. Land use is CP, with zoning listed as Professional.
For buyers or tenants seeking a small, functional office setup, the three-room arrangement can support a range of professional practices that benefit from separate office space alongside a shared entry and lobby. The positioning on a signalized corner and within a dense commercial corridor may be helpful for client-facing operations.
Key Highlights
- Suite includes three individual offices with a shared lobby and common entry way
- Located at the corner of Del Prado Blvd. S. and SE 12th Terrace on a signalized intersection
- Property provides 120' canal frontage and access to beaches and the Gulf
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
$25,984
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
3.47%
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%
$519,680
$519.7K
Cap Rate 7%
$371,200
$371.2K
Cap Rate 9%
$288,711
$288.7K
Market Conditions
NOI Build-Up for 1,836 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
$40.8K $22.20/SF
− Vacancy
−$6.1K −$3.33/SF
EGI
$34.6K $18.87/SF
− OpEx
−$8.7K −$4.72/SF
NOI
$26.0K $14.15/SF
Area
Cape Coral, FL
Vacancy
15.00%
Lease Rate
$22.20 /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%
$519,680
Cap Rate 7%
$371,200
Cap Rate 9%
$288,711
Alternative Uses
Best Use
Office B
$371.2K
$324.8K – $433.1K
NOI $25,984 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$476.4K
$416.9K – $555.8K
NOI $33,348 @ 7.0% cap · market cap 4.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,723
Businesses Nearby
Explore this area
Business Placement
Demographics for 33990, FL
32,717
Population
15,483
Households
2.1
Avg Household Size
47
Median Age
24%
College-Educated
89%
High-School Grad
9.3 sq mi
ZIP Area
3,518
Density / Sq Mi
$70,278
Median Household Income
$38,588
Median Earnings
$1,643
Median Rent
$330,500
Median Home Value
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 - Suite offers three private offices with a shared lobby and entry at a signalized corner intersection.
Where is this office units located?
The property is located at 1218 Del Prado Blvd S Cape Coral, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Suite includes three individual offices with a shared lobby and common entry way; Located at the corner of Del Prado Blvd. S. and SE 12th Terrace on a signalized intersection; Property provides 120' canal frontage and access to beaches and the Gulf
