Dual-Use Showroom Office
For Sale
Contact for pricing
16080-16090 S Tamiami Trail, Fort Myers, FL 33908
Two flex-style buildings offer showroom/office/warehouse space with prominent signage and 150 feet of highway frontage.
Property Size14,304 SF
Price / SF$202.74
Days on Market2560
Property Features for 16080-16090 S Tamiami Trail
General Information
Standard status
Active
Size
14,304 SF
Class
B
Total Parking Spaces
32
Property subtype
Office, Industrial
Zoning
C-1 Commercial
Additional Details
Traffic Count
62,000 vehicles/day
Building Details
Year Built
2007
Year Renovated
2018
Buildings
2
Tenancy
Multi
Listing Agency:
LQ Commercial Real Estate Services Naples
Listed By:
Nick Matson · License #FL
Source:
Crexi
Added: Sep 3, 2019
Changed: Aug 16
Last Checked: Aug 30 at 3:27PM
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 LQ Commercial Real Estate Services Naples
Investment Insights
Based on property information with market context.
This dual-building showroom, office, and warehouse property was built in 2007 and is offered for sale or lease. The combined improvements total 14,304 square feet and include an easily configured layout intended to support flexible occupancy uses such as retail, service, distribution, or trade operations. The buildings are described as in excellent condition following recent improvements, including over $600,000 invested in the property. The property is most recently tenanted as an HVAC, plumbing, and electrical service provider.
The site is located at 16080–16090 S. Tamiami Trail (US 41) in Fort Myers, Florida, and features 150 feet of frontage on US 41. The offering also includes prominent signage and is positioned for favorable North/South traffic flow, noted as 62,000+ cars per day. Additional surrounding traffic generators are described as including national retail, automotive dealerships, medical facilities, and dense residential communities.
The site is located at 16080–16090 S. Tamiami Trail (US 41) in Fort Myers, Florida, and features 150 feet of frontage on US 41. The offering also includes prominent signage and is positioned for favorable North/South traffic flow, noted as 62,000+ cars per day. Additional surrounding traffic generators are described as including national retail, automotive dealerships, medical facilities, and dense residential communities.
Key Highlights
- Two flex‑style showroom/office/warehouse buildings totaling 14,304 SF, built in 2007.
- 150' of frontage on US 41 (S. Tamiami Trail) in Fort Myers, FL, with prominent signage.
- Versatile occupancy options for retail, service, distribution, or trade operations.
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
$156,479
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
5.40%
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%
$3,129,580
$3.1M
Cap Rate 7%
$2,235,414
$2.2M
Cap Rate 9%
$1,738,656
$1.7M
Market Conditions
NOI Build-Up for 14,304 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
$257.5K $18.00/SF
− Vacancy
−$16.7K −$1.17/SF
EGI
$240.7K $16.83/SF
− OpEx
−$84.3K −$5.89/SF
NOI
$156.5K $10.94/SF
Area
Lee County, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$3,129,580
Cap Rate 7%
$2,235,414
Cap Rate 9%
$1,738,656
Alternative Uses
Best Use
Flex RnD
$2.24M
$1.96M – $2.61M
NOI $156,479 @ 7.0% cap · market cap 5.40%
Second Best
Warehouse
$2.08M
$1.82M – $2.43M
NOI $145,842 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$4.50M
$3.94M – $5.25M
NOI $315,146 @ 7.0% cap · market cap 10.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
62,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
517
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33908, FL
43,110
Population
32,067
Households
1.3
Avg Household Size
63
Median Age
44%
College-Educated
96%
High-School Grad
34.2 sq mi
ZIP Area
1,261
Density / Sq Mi
$74,711
Median Household Income
$50,063
Median Earnings
$1,829
Median Rent
$346,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Savour First Choice Catering — 16520 S Tamiami Trail #136, Fort Myers, FL 33908
Frequently Asked Questions
What type of property is this?
Flex space - Two flex-style buildings offer showroom/office/warehouse space with prominent signage and 150 feet of highway frontage.
Where is this flex space located?
The property is located at 16080-16090 S Tamiami Trail Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: Two flex‑style showroom/office/warehouse buildings totaling 14,304 SF, built in 2007.; 150' of frontage on US 41 (S. Tamiami Trail) in Fort Myers, FL, with prominent signage.; Versatile occupancy options for retail, service, distribution, or trade operations.
