Two-Unit Office
For Sale
$759,900
12545 New Brittany Boulevard, Fort Myers, FL 33907
COMMERCIAL - Fort Myers, FL
Property Size3,264 SF
Lot Size0.08 Acres
Price / SF$232.81
Days on Market132
Property Features for 12545 New Brittany Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CS-1
Directions
College Pkwy East. Take a Left onto Summerlin Rd., Right onto Brantley Rd, Right onto New Brittany Blvd.
Subdivision
FM07 - Fort Myers Area
Standard status
Active
APN
14-45-24-42-00000.0260
Lot size
0.08 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WORLD PLAZA OFFICE CONDO SEC III OR2021 PG2858 UNIT 26
Tax Annual Amount
7751
Legal Description
WORLD PLAZA OFFICE CONDO SEC III OR2021 PG2858 UNIT 26
Amenities
onsite professional management
Building Details
Year built
1986
Floors in Building
1
Listing Agency:
RE/MAX Realty Team · RE/MAX International
(239) 242-2000
Listed By:
Karen Augustine · License #258016092
(239) 887-0237
Added: Apr 13
Changed: Aug 19
Last Checked: Aug 22 at 6:06PM
MLS# 2026017647
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit office property totals 3,264 SF and includes updated interiors suited to office and medical use. One unit is occupied by a spa through 2028, while the second is available for owner occupancy or leasing. The available unit includes two restrooms, two showers, a kitchen, conference area, multiple offices, reception, and waiting space. The spa suite contains treatment rooms, two restrooms, a compact kitchen, and front desk and waiting areas.
Located in South Fort Myers at World Plaza, the property offers access to US41 and major corridors. Onsite professional management and available parking serve the commercial setting. The property was built in 1986 and carries office/medical zoning.
Located in South Fort Myers at World Plaza, the property offers access to US41 and major corridors. Onsite professional management and available parking serve the commercial setting. The property was built in 1986 and carries office/medical zoning.
Key Highlights
- 3,264 SF across two office units
- One unit leased to a spa through 2028
- Second unit available for owner occupancy or leasing
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
$56,092
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
7.38%
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%
$1,121,840
$1.1M
Cap Rate 7%
$801,314
$801.3K
Cap Rate 9%
$623,244
$623.2K
Market Conditions
NOI Build-Up for 3,264 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
$81.5K $24.96/SF
− Vacancy
−$6.7K −$2.05/SF
EGI
$74.8K $22.91/SF
− OpEx
−$18.7K −$5.73/SF
NOI
$56.1K $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%
$1,121,840
Cap Rate 7%
$801,314
Cap Rate 9%
$623,244
Alternative Uses
Best Use
Office B
$801.3K
$701.2K – $934.9K
NOI $56,092 @ 7.0% cap · market cap 7.38%
Second Best
Healthcare Medical
$583.7K
$510.7K – $680.9K
NOI $40,856 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$1.03M
$898.9K – $1.20M
NOI $71,912 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,861
Businesses Nearby
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
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.
Frequently Asked Questions
What type of property is this?
Office units - Office/medical zoning accommodates an owner-occupant arrangement alongside an existing spa tenancy.
Where is this office units located?
The property is located at 12545 New Brittany Boulevard Fort Myers, FL.
What is the asking price?
The asking price for this property is $759,900.
What are key features of this property?
This property features: 3,264 SF across two office units; One unit leased to a spa through 2028; Second unit available for owner occupancy or leasing
