Neighborhood Center with Overhead
For Sale
$1,300,000
2280-2290 Fowler, Fort Myers, FL 33901
Seven suites on a prominent corner lot offer flex, office, and retail configurations with overhead doors.
Property Size9,474 SF
Days on Market115
Property Features for 2280-2290 Fowler
General Information
Standard status
Active
Size
9,474 SF
Property subtype
Retail
Building Details
Building Size
9,474 SF
Year Built
1954
Listing Agency:
SVN Commercial Partners
Listed By:
Lisa Sands · License #BK562289
(239) 470-5582
Source:
Svn
Added: May 14
Changed: Aug 31
Last Checked: Sep 4 at 5:54AM
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 SVN Commercial Partners
Investment Insights
Based on property information with market context.
This neighborhood center is situated on a prominent corner lot and includes seven separate suites featuring a flexible mix of flex space, office, and retail configurations. Several of the spaces are designed with overhead doors, providing practical functionality for a variety of uses.
The property offers approximately 250 feet of frontage on Fowler Street and is positioned in a well-traveled commercial corridor. Public remarks note strong daily traffic of approximately 23,000 AADT.
With multiple suite layouts, the center can support an owner-user seeking occupancy while also having the option to offset expenses with tenants located on-site. The property is within a Fort Myers CRA redevelopment area, as stated in the remarks.
The property offers approximately 250 feet of frontage on Fowler Street and is positioned in a well-traveled commercial corridor. Public remarks note strong daily traffic of approximately 23,000 AADT.
With multiple suite layouts, the center can support an owner-user seeking occupancy while also having the option to offset expenses with tenants located on-site. The property is within a Fort Myers CRA redevelopment area, as stated in the remarks.
Key Highlights
- Neighborhood center with 7 suites on a prominent corner lot on Lafayette and Fowler
- Approximately 250 ft of frontage on Fowler Street
- Strong traffic corridor with 23,000 AADT
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
$103,641
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
7.97%
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%
$2,072,820
$2.1M
Cap Rate 7%
$1,480,586
$1.5M
Cap Rate 9%
$1,151,567
$1.2M
Market Conditions
NOI Build-Up for 9,474 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
$170.5K $18.00/SF
− Vacancy
−$11.1K −$1.17/SF
EGI
$159.4K $16.83/SF
− OpEx
−$55.8K −$5.89/SF
NOI
$103.6K $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%
$2,072,820
Cap Rate 7%
$1,480,586
Cap Rate 9%
$1,151,567
Alternative Uses
Best Use
Office B
$2.33M
$2.04M – $2.71M
NOI $162,810 @ 7.0% cap · market cap 12.52%
Second Best
Retail
$1.78M
$1.55M – $2.07M
NOI $124,283 @ 7.0% cap · market cap 9.56%
Theoretical Best
Office A
$2.98M
$2.61M – $3.48M
NOI $208,731 @ 7.0% cap · market cap 16.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,684
Businesses Nearby
Balanced
Demand for This Use
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
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Frequently Asked Questions
What type of property is this?
Flex space - Seven suites on a prominent corner lot offer flex, office, and retail configurations with overhead doors.
Where is this flex space located?
The property is located at 2280-2290 Fowler Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Neighborhood center with 7 suites on a prominent corner lot on Lafayette and Fowler; Approximately 250 ft of frontage on Fowler Street; Strong traffic corridor with 23,000 AADT
