Turn-Key Leased Office
For Sale
$1,972,000
2161 McGregor Blvd, Fort Myers, FL 33901
Fully leased, turn-key office asset on a highly visible boulevard corridor, offering an uncomplicated ownership model for investors.
Property Size8,266 SF
Days on Market51
Property Features for 2161 McGregor Blvd
General Information
Standard status
Active
Size
8,266 SF
Class
B
Property subtype
Office
Occupancy
100%
Additional Details
Business Included
Yes
Building Details
Building Size
8,266 SF
Listing Agency:
Commercial Real Estate Services
(239) 823-0115
Listed By:
Carlos Acosta, CCIM · License #FL #BK3161197
Source:
Cresswfl
Added: Jun 25
Changed: Aug 13
Last Checked: Aug 14 at 5:18AM
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 Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This turn-key office investment is fully leased and presented in ready-to-operate condition. The offering is positioned as an office building with income-producing occupancy already in place, intended for buyers looking for a straightforward, leased asset rather than a value-add repositioning.
The property is located along the McGregor Boulevard corridor in Fort Myers, Florida. Its placement on a highly visible roadway supports day-to-day accessibility and makes it well-suited for professional office users seeking recognizable street presence.
For investors, a fully leased configuration can simplify operating expectations from day one. For office tenants or buyers evaluating future occupancy, the asset’s turn-key nature and established lease position provide a practical platform for maintaining stable operations, subject to the existing tenancy terms.
The property is located along the McGregor Boulevard corridor in Fort Myers, Florida. Its placement on a highly visible roadway supports day-to-day accessibility and makes it well-suited for professional office users seeking recognizable street presence.
For investors, a fully leased configuration can simplify operating expectations from day one. For office tenants or buyers evaluating future occupancy, the asset’s turn-key nature and established lease position provide a practical platform for maintaining stable operations, subject to the existing tenancy terms.
Key Highlights
- Fully leased office investment property
- Located along the McGregor Boulevard corridor in Fort Myers
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
$142,051
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
7.20%
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%
$2,841,020
$2.8M
Cap Rate 7%
$2,029,300
$2.0M
Cap Rate 9%
$1,578,344
$1.6M
Market Conditions
NOI Build-Up for 8,266 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
$206.3K $24.96/SF
− Vacancy
−$16.9K −$2.05/SF
EGI
$189.4K $22.91/SF
− OpEx
−$47.4K −$5.73/SF
NOI
$142.1K $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%
$2,841,020
Cap Rate 7%
$2,029,300
Cap Rate 9%
$1,578,344
Alternative Uses
Best Use
Office B
$2.03M
$1.78M – $2.37M
NOI $142,051 @ 7.0% cap · market cap 7.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.60M
$2.28M – $3.04M
NOI $182,117 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,104
Businesses Nearby
Explore this area
Business Placement
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
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.
Frequently Asked Questions
What type of property is this?
Office building - Fully leased, turn-key office asset on a highly visible boulevard corridor, offering an uncomplicated ownership model for investors.
Where is this office building located?
The property is located at 2161 McGregor Blvd Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,972,000.
What are key features of this property?
This property features: Fully leased office investment property; Located along the McGregor Boulevard corridor in Fort Myers
