Fully Leased Office
For Sale
$1,295,000
13141322 Lafayette Street, Cape Coral, FL 33904
Professional office property with multiple suites, full occupancy, and recently updated major building systems.
Property Size6,498 SF
Price / SF$199.29
Days on Market42
Property Features for 13141322 Lafayette Street
General Information
Standard status
Active
Size
6,498 SF
Property subtype
Office
Occupancy
100%
Additional Details
Office Units
5
Taxes and HOA fees
Annual Taxes
$12,346
Building Details
Year Built
1973
Tenancy
Multi
Owner Occupied
No
Listing Agency:
Century 21 Selling Paradise
(239) 707-9015
Listed By:
Jack Martin · License #278007007
(239) 707-9015
Source:
Xome
Added: Jun 29
Changed: Aug 9
Last Checked: Aug 9 at 5:36PM
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 was constructed in 1973 and is currently arranged into five units. The layout can accommodate expansion to seven units, providing flexibility within the existing professional office configuration. The property is fully leased and 100% occupied, with mostly long-term tenants in place.
Recent capital improvements include a new roof, new A/C systems, and updated plumbing. The building is located at 13141322 Lafayette Street in Cape Coral, Florida, with direct access to Lafayette Street.
Recent capital improvements include a new roof, new A/C systems, and updated plumbing. The building is located at 13141322 Lafayette Street in Cape Coral, Florida, with direct access to Lafayette Street.
Key Highlights
- 6,498‑square‑foot office building constructed in 1973
- Five‑unit configuration with potential to expand to seven units
- Fully leased and 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
Current Use
Lease Details
5
Office units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,185
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
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Frequently Asked Questions
What type of property is this?
Office building - Professional office property with multiple suites, full occupancy, and recently updated major building systems.
Where is this office building located?
The property is located at 13141322 Lafayette Street 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‑square‑foot office building constructed in 1973; Five‑unit configuration with potential to expand to seven units; Fully leased and 100% occupied
