Built-Out Medical Office
For Sale
$1,750,000
22904 Lyden Drive 1 Estero, Estero, FL 33928
Turnkey medical office suite with reception, eight plumbing-equipped exam rooms, procedure room, and private physician’s office.
Property Size3,651 SF
Price / SF$479.32
Days on Market40
Property Features for 22904 Lyden Drive 1 Estero
General Information
Standard status
Active
Size
3,651 SF
Additional Details
Business Included
Yes
Traffic Count
58,000 vehicles/day
Taxes and HOA fees
Annual Taxes
$4,105
Amenities
1
0.0404
false
Appraiser
Building Details
Year Built
2022
Stories
1
Listing Agency:
(904) 569-5862
Listed By:
Tory Atkins
(904) 569-5862
Source:
Movetojacksonville
Added: Jul 9
Changed: Aug 16
Last Checked: Aug 16 at 3:21AM
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 Tory Atkins
Investment Insights
Based on property information with market context.
Coconut Trace Professional Center is a newly constructed, multi-tenant professional building offering a built-out medical office space for sale. Unit 1-2 includes a spacious reception and waiting area, eight exam rooms equipped with plumbing, a large procedure room, and a private physician’s office, along with an additional private office. The suite also features a generous breakroom, three restrooms, and dedicated janitorial and supply closets.
The property is located in the heart of Estero and sits directly across from Coconut Point Mall. Access is available from U.S. Route 41 Florida via Bulb Lane or Vanderberg Way. FDOT reports an average daily traffic count of 58,000, supporting convenient visibility and drive-by presence.
With high-end finishes throughout and a layout designed for clinical workflows, the space is presented as a turnkey option for medical or professional users.
The property is located in the heart of Estero and sits directly across from Coconut Point Mall. Access is available from U.S. Route 41 Florida via Bulb Lane or Vanderberg Way. FDOT reports an average daily traffic count of 58,000, supporting convenient visibility and drive-by presence.
With high-end finishes throughout and a layout designed for clinical workflows, the space is presented as a turnkey option for medical or professional users.
Key Highlights
- Newly constructed 2022 multi‑tenant professional building; Unit 1‑2 available for sale
- Approximately 3,651± SF built‑out medical office with reception and waiting area
- Eight exam rooms equipped with plumbing plus a large procedure room
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
$62,742
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
3.59%
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%
$1,254,840
$1.3M
Cap Rate 7%
$896,314
$896.3K
Cap Rate 9%
$697,133
$697.1K
Market Conditions
NOI Build-Up for 3,651 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
$91.1K $24.96/SF
− Vacancy
−$7.5K −$2.05/SF
EGI
$83.7K $22.91/SF
− OpEx
−$20.9K −$5.73/SF
NOI
$62.7K $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%
$1,254,840
Cap Rate 7%
$896,314
Cap Rate 9%
$697,133
Alternative Uses
Best Use
Office B
$896.3K
$784.3K – $1.05M
NOI $62,742 @ 7.0% cap · market cap 3.59%
Second Best
Healthcare Medical
$652.9K
$571.3K – $761.7K
NOI $45,700 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,439 @ 7.0% cap · market cap 4.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
58,000 VPD
Traffic count
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33928, FL
28,955
Population
20,835
Households
1.4
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
41.7 sq mi
ZIP Area
694
Density / Sq Mi
$100,264
Median Household Income
$52,197
Median Earnings
$1,959
Median Rent
$418,900
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 - Turnkey medical office suite with reception, eight plumbing-equipped exam rooms, procedure room, and private physician’s office.
Where is this medical office space located?
The property is located at 22904 Lyden Drive 1 Estero Estero, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: Newly constructed 2022 multi‑tenant professional building; Unit 1‑2 available for sale; Approximately 3,651± SF built‑out medical office with reception and waiting area; Eight exam rooms equipped with plumbing plus a large procedure room
