Two-Suite Professional
For Sale
$1,000,000
12611/613 New Brittany Boulevard, Fort Myers, FL 33907
CommercialSale, Fort Myers, FL
Property Size3,264 SF
Lot Size0.07 Acres
Price / SF$306.37
Days on Market47
Property Features for 12611/613 New Brittany Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Subdivision
FM07 - Fort Myers Area
Standard status
Active
APN
14-45-24-42-00000.0180
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WORLD PLAZA OFFICE CONDO SEC II OR1954 PG3054 UNIT 18
Tax Annual Amount
7276
Legal Description
WORLD PLAZA OFFICE CONDO SEC II OR1954 PG3054 UNIT 18
Amenities
private offices
conference space
kitchen
reception area
multifunction room with cubicle workspace
Building Details
Year built
1986
Floors in Building
1
Listing Agency:
Starlink Realty, Inc
(239) 693-7263
Listed By:
Mindi Haefeli · License #258004765
(239) 292-5880
Added: Jul 15
Changed: Aug 19
Last Checked: Aug 30 at 10:06AM
MLS# 2026029913
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 3,264+/- SF professional office property includes two adjoining suites at 12611 and 12613 New Brittany Boulevard. The interior arrangement combines multiple private offices with conference space, a reception area, kitchen, and a spacious multifunction room configured with cubicle workstations. The two-suite setup supports occupancy of the full property or separation between personal use and leasing activity.
Constructed in 1986, the office sits on a 0.0694-acre parcel within World Plaza in Fort Myers, Florida. Its varied room types and adjoining-suite layout provide a practical setting for office operations with dedicated areas for meetings, administration, reception, and collaborative work.
Constructed in 1986, the office sits on a 0.0694-acre parcel within World Plaza in Fort Myers, Florida. Its varied room types and adjoining-suite layout provide a practical setting for office operations with dedicated areas for meetings, administration, reception, and collaborative work.
Key Highlights
- 3,264+/- SF professional office property
- Two adjoining office suites at 12611 and 12613 New Brittany Boulevard
- Multiple private offices, conference space, reception area, and kitchen
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
Property Profile
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 - Flexible office configuration with private rooms, meeting space, reception, kitchen, and a large shared work area.
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; Two adjoining office suites at 12611 and 12613 New Brittany Boulevard; Multiple private offices, conference space, reception area, and kitchen
