Professional Office
For Sale
$1,000,000
12611/613 New Brittany Boulevard, Fort Myers, FL 33907
Two adjoining office suites offer private offices, conference space, reception, and a multifunction room with cubicle workspace.
Property Size3,264 SF
Price / SF$306.37
Days on Market87
Property Features for 12611/613 New Brittany Boulevard
General Information
Standard status
Active
Size
3,264 SF
Property subtype
Commercial
Additional Details
Office Units
2
Amenities
private offices
conference space
kitchen
reception area
multifunction room with cubicle workspace
Building Details
Year Built
1986
Listing Agency:
Starlink Realty,Inc
Listed By:
Mindi Haefeli · License #258004765
(239) 292-5880
Source:
Johnrwood
Added: Jun 12
Changed: Sep 6
Last Checked: Sep 6 at 9:58AM
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 Starlink Realty,Inc
Investment Insights
Based on property information with market context.
Centrally located in World Plaza, this professional office property consists of two adjoining office suites addressed as 12611 and 12613 New Brittany Blvd, offering a combined, flexible layout. The suites include multiple private offices, conference space, a kitchen, a reception area, and a spacious multifunction room with cubicle workspace.
The property provides a practical setup for an owner-occupant who wishes to occupy one suite while generating rental income from the other. BikeScore is listed as 61 (bikeable) and walkScore as 54 (somewhat walkable).
As configured, the space supports both private team use and shared meeting and common areas, with the multifunction room accommodating workstation-style layouts.
The property provides a practical setup for an owner-occupant who wishes to occupy one suite while generating rental income from the other. BikeScore is listed as 61 (bikeable) and walkScore as 54 (somewhat walkable).
As configured, the space supports both private team use and shared meeting and common areas, with the multifunction room accommodating workstation-style layouts.
Key Highlights
- 3,264± SF professional office property in World Plaza
- Two adjoining office suites: 12611 and 12613 New Brittany Blvd
- Flexible interior includes private offices, conference space, and a reception area
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
5.61%
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 5.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$898.9K – $1.20M
NOI $71,912 @ 7.0% cap · market cap 7.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
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
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Frequently Asked Questions
What type of property is this?
Office units - Two adjoining office suites offer private offices, conference space, reception, and a multifunction room with cubicle workspace.
Where is this office units located?
The property is located at 12611/613 New Brittany Boulevard Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 3,264± SF professional office property in World Plaza; Two adjoining office suites: 12611 and 12613 New Brittany Blvd; Flexible interior includes private offices, conference space, and a reception area
