Warehouse/Office Building on Metro
For Sale
Contact for pricing
12501 Metro Pkwy, Fort Myers, FL 33966
30,884 +/- sq ft warehouse/office building, ideal for owner-occupant.
Property Size30,884 SF
Price / SF$194.11
Days on Market298
Property Features for 12501 Metro Pkwy
General Information
Standard status
Active
Size
30,884 SF
Property subtype
Industrial, Office
Zoning
IPD
Building Details
Year Built
1987
Listing Agency:
Investment Properties Corporation of Naples
Listed By:
Clint Sherwood · License #FL 3033224
Source:
Crexi
Added: Oct 20, 2025
Changed: Aug 8
Last Checked: Aug 11 at 5:07PM
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 Investment Properties Corporation of Naples
Investment Insights
Based on property information with market context.
This 30,884 +/- square feet warehouse and office building is located on the east side of Metro Parkway, just south of Crystal Drive. The property is suited for either an investor or an owner-user. The current tenant has vacated the building, but a short-term lease is in place. The property is ideal for an owner-occupant or investor.
Key Highlights
- Large 30,884 +/- square feet warehouse/office building
- Ideal for owner‑occupant or investor
- Convenient east side location on Metro Parkway
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
$530,740
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
8.85%
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%
$10,614,800
$10.6M
Cap Rate 7%
$7,582,000
$7.6M
Cap Rate 9%
$5,897,111
$5.9M
Market Conditions
NOI Build-Up for 30,884 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
$770.9K $24.96/SF
− Vacancy
−$63.2K −$2.05/SF
EGI
$707.7K $22.91/SF
− OpEx
−$176.9K −$5.73/SF
NOI
$530.7K $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%
$10,614,800
Cap Rate 7%
$7,582,000
Cap Rate 9%
$5,897,111
Alternative Uses
Best Use
Office B
$7.58M
$6.63M – $8.85M
NOI $530,740 @ 7.0% cap · market cap 8.85%
Second Best
Flex RnD
$4.83M
$4.22M – $5.63M
NOI $337,856 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$9.72M
$8.51M – $11.34M
NOI $680,436 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
761
Businesses Nearby
Balanced
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 Office 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?
Flex space - 30,884 +/- sq ft warehouse/office building, ideal for owner-occupant.
Where is this flex space located?
The property is located at 12501 Metro Pkwy Fort Myers, FL.
What is the asking price?
The asking price for this property is $5,995,000.
What are key features of this property?
This property features: Large 30,884 +/- square feet warehouse/office building; Ideal for owner‑occupant or investor; Convenient east side location on Metro Parkway
