Updated Medical Office
For Sale
$759,900
12545 New Brittany Blvd #551, Fort Myers, FL 33907
Two configured office suites with medical zoning, on-site management, and access to US 41 and major Fort Myers corridors.
Property Size3,264 SF
Price / SF$232.81
Days on Market132
Property Features for 12545 New Brittany Blvd #551
General Information
Standard status
Active
Size
3,264 SF
Property subtype
Commercial
Zoning
CS-1
Occupancy
50%
Additional Details
Highway Access
Yes
Office Units
2
Taxes and HOA fees
Annual Taxes
$7,751
Amenities
onsite professional management
Building Details
Building Size
3,264 SF
Year Built
1986
Stories
1
Tenancy
Multiple
Owner Occupied
No
Listing Agency:
RE/MAX Realty Team
(239) 887-0237
Listed By:
Karen Augustine · License #258016092
(239) 887-0237
Source:
Bartleyrealty
Added: Apr 13
Changed: Aug 20
Last Checked: Aug 22 at 1:46PM
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 Team
Investment Insights
Based on property information with market context.
This 3,264-square-foot medical office property comprises two updated units within World Plaza. One suite is occupied by a spa through 2028, while the second is available for an owner-user or future tenant. The available unit includes two restrooms, two showers, a kitchen, conference area, multiple offices, reception, and a waiting area. The spa suite contains treatment rooms, two restrooms, a small kitchen, reception, and waiting space.
Zoned CS-1 for office and medical use, the property is positioned in South Fort Myers with convenient connections to US 41 and other major corridors. On-site professional management and available community parking support day-to-day operations. The building was constructed in 1986.
Zoned CS-1 for office and medical use, the property is positioned in South Fort Myers with convenient connections to US 41 and other major corridors. On-site professional management and available community parking support day-to-day operations. The building was constructed in 1986.
Key Highlights
- 3,264 SF across two medical office units
- One unit leased to a spa through 2028
- Second unit includes offices, conference area, kitchen, reception, waiting area, 2 restrooms, and 2 showers
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
50%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,861
Businesses Nearby
Balanced
Demand for This Use
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.
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Two configured office suites with medical zoning, on-site management, and access to US 41 and major Fort Myers corridors.
Where is this medical office space located?
The property is located at 12545 New Brittany Blvd #551 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 medical office units; One unit leased to a spa through 2028; Second unit includes offices, conference area, kitchen, reception, waiting area, 2 restrooms, and 2 showers
