Retail Plaza with Vanilla Shell
For Sale
$684,140
8156 Alico Road #Unit 3, Fort Myers, FL 33912
Brand-new retail units along Alico Road near I-75, delivered in vanilla shell for owner-users and service concepts.
Property Size1,580 SF
Days on Market54
Property Features for 8156 Alico Road #Unit 3
General Information
Standard status
Active
Size
1,580 SF
Total Parking Spaces
76
Zoning
COMMERCIAL
Building Details
Building Size
1,580 SF
Year Built
2025
Buildings
1
Stories
1
Listing Agency:
Colfax Realty International Inc
(305) 333-7899
Listed By:
Carmen E De Jongh · License #3238703
(305) 333-7899
Source:
Laerrealty
Added: Jul 7
Changed: Aug 25
Last Checked: Aug 29 at 6:12AM
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 Colfax Realty International Inc
Investment Insights
Based on property information with market context.
Alico L7 Plaza is a brand-new commercial development offering modern retail units designed for owner-users looking to establish or expand. Individual spaces feature flexible layouts, with units averaging 1,545 square feet. All units are delivered in vanilla shell condition, allowing tenants to build out to their specific needs.
The plaza is located along Alico Road near I-75 in Southwest Florida’s fastest-growing corridor. The property is positioned for strong visibility, with public remarks citing over 80,000 vehicles passing daily and proximity to major retailers.
This offering is well suited for a range of uses that benefit from a retail/office showroom environment, including retail, professional offices, boutique gyms, showrooms, and service businesses. The vanilla shell delivery supports customization, while the center’s location and accessibility can help support day-to-day customer-facing operations in a high-traffic area.
The plaza is located along Alico Road near I-75 in Southwest Florida’s fastest-growing corridor. The property is positioned for strong visibility, with public remarks citing over 80,000 vehicles passing daily and proximity to major retailers.
This offering is well suited for a range of uses that benefit from a retail/office showroom environment, including retail, professional offices, boutique gyms, showrooms, and service businesses. The vanilla shell delivery supports customization, while the center’s location and accessibility can help support day-to-day customer-facing operations in a high-traffic area.
Key Highlights
- Year built 2025: brand‑new retail development with modern units for owner‑users
- Located along Alico Road near I‑75 in Southwest Florida’s fast‑growing corridor
- Flexible unit layouts averaging 1,545 sq. ft.
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
$20,727
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
3.03%
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%
$414,540
$414.5K
Cap Rate 7%
$296,100
$296.1K
Cap Rate 9%
$230,300
$230.3K
Market Conditions
NOI Build-Up for 1,580 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
$30.5K $19.32/SF
− Vacancy
−$916 −$0.58/SF
EGI
$29.6K $18.74/SF
− OpEx
−$8.9K −$5.62/SF
NOI
$20.7K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$414,540
Cap Rate 7%
$296,100
Cap Rate 9%
$230,300
Alternative Uses
Best Use
Retail
$296.1K
$259.1K – $345.5K
NOI $20,727 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$497.3K
$435.1K – $580.2K
NOI $34,811 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
59k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
RaceTrac
Shops & Services
35,283 visits/mo
0.4 miles
7-Eleven
Shops & Services
15,525 visits/mo
0.4 miles
Family Dollar
Shops & Services
8,273 visits/mo
0.4 miles
Demographics for 33912, FL
19,146
Population
12,078
Households
1.6
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
903
Density / Sq Mi
$101,043
Median Household Income
$54,143
Median Earnings
$1,653
Median Rent
$367,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Brand-new retail units along Alico Road near I-75, delivered in vanilla shell for owner-users and service concepts.
Where is this storefront property located?
The property is located at 8156 Alico Road #Unit 3 Fort Myers, FL.
What is the asking price?
The asking price for this property is $684,140.
What are key features of this property?
This property features: Year built 2025: brand‑new retail development with modern units for owner‑users; Located along Alico Road near I‑75 in Southwest Florida’s fast‑growing corridor; Flexible unit layouts averaging 1,545 sq. ft.
