Five-Unit Professional Office
For Sale
$1,295,000
1314-1322 Lafayette St, Cape Coral, FL 33904
Fully occupied office property with a new roof, new A/C systems, and updated plumbing.
Property Size6,498 SF
Price / SF$199.29
Days on Market108
Property Features for 1314-1322 Lafayette St
General Information
Standard status
Active
Size
6,498 SF
Property subtype
Commercial
Occupancy
100%
Additional Details
Office Units
5
Building Details
Year Built
1973
Tenancy
Multi
Listing Agency:
Century 21 Selling Paradise
(239) 707-9015
Listed By:
Jack Martin · License #548391
Source:
Naplesareahomesearch
Added: May 15
Changed: Aug 29
Last Checked: Aug 25 at 7:17AM
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 Century 21 Selling Paradise
Investment Insights
Based on property information with market context.
This 6,498-square-foot office building contains five configured units and is currently 100% occupied. The property was built in 1973 and has received a new roof, new A/C systems, and updated plumbing. The existing layout may be expanded to accommodate seven units, subject to applicable requirements.
The building is located at 1314-1322 Lafayette St in Cape Coral, Florida. Its configuration, occupancy, and recent building updates provide a clear operating profile for an office property being offered for sale.
The building is located at 1314-1322 Lafayette St in Cape Coral, Florida. Its configuration, occupancy, and recent building updates provide a clear operating profile for an office property being offered for sale.
Key Highlights
- 6,498 SF office building
- Five configured office units with potential to expand to seven
- 100% occupied
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
$91,963
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
7.10%
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%
$1,839,260
$1.8M
Cap Rate 7%
$1,313,757
$1.3M
Cap Rate 9%
$1,021,811
$1.0M
Market Conditions
NOI Build-Up for 6,498 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
$144.3K $22.20/SF
− Vacancy
−$21.6K −$3.33/SF
EGI
$122.6K $18.87/SF
− OpEx
−$30.7K −$4.72/SF
NOI
$92.0K $14.15/SF
Area
Cape Coral, FL
Vacancy
15.00%
Lease Rate
$22.20 /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%
$1,839,260
Cap Rate 7%
$1,313,757
Cap Rate 9%
$1,021,811
Alternative Uses
Best Use
Office B
$1.31M
$1.15M – $1.53M
NOI $91,963 @ 7.0% cap · market cap 7.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,024 @ 7.0% cap · market cap 9.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,363
Businesses Nearby
Explore this area
Business Placement
Demographics for 33904, FL
32,029
Population
20,401
Households
1.6
Avg Household Size
56
Median Age
29%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
3,302
Density / Sq Mi
$66,933
Median Household Income
$43,829
Median Earnings
$1,665
Median Rent
$347,100
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 occupied office property with a new roof, new A/C systems, and updated plumbing.
Where is this office building located?
The property is located at 1314-1322 Lafayette St Cape Coral, FL.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 6,498 SF office building; Five configured office units with potential to expand to seven; 100% occupied
