Flex Space with Warehouse and
New
For Sale
Contact for pricing
13400 Palm Beach Blvd., Fort Myers, FL 33905
An air-conditioned office and showroom adjoins warehouse space, covered work area, paved parking, and fenced outdoor storage.
Property Size10,612 SF
Lot Size1.10 Acres
Price / SF$329.82
Days on Market7
Property Features for 13400 Palm Beach Blvd.
General Information
Standard status
Active
Size
10,612 SF
Lot size
1.10 Acres
Property subtype
Retail, Industrial
Site & Location
Corner Location
Yes
Road Access
Yes
Amenities
paved parking
outdoor yard/storage area
fencing
signage
Listing Agency:
Woodyard & Associates, LLC
Listed By:
Tom Woodyard · License #FL 500709
(239) 425-6000
Source:
Crexi
Added: Sep 21
Changed: Sep 26
Last Checked: Sep 26 at 6:52AM
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 Woodyard & Associates, LLC
Investment Insights
Based on property information with market context.
This flex property combines a 1,440-square-foot air-conditioned office and showroom with 7,800 square feet of air-conditioned warehouse space. Four overhead doors serve the warehouse, and an additional 1,372 square feet of covered workspace extends the usable area. The approximately 1.1-acre site also includes paved parking, a fenced outdoor yard and storage area, and signage.
The corner property has approximately 300 feet of frontage along Palm Beach Boulevard, also identified as SR 80, in Fort Myers. Residential, commercial, and service-oriented development is increasing in the surrounding area.
The corner property has approximately 300 feet of frontage along Palm Beach Boulevard, also identified as SR 80, in Fort Myers. Residential, commercial, and service-oriented development is increasing in the surrounding area.
Key Highlights
- Approximately 1.1‑acre corner property
- Approximately 300 feet of frontage on Palm Beach Boulevard / SR 80 in Fort Myers
- 1,440 SF air‑conditioned office and showroom
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
$139,211
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
3.98%
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%
$2,784,220
$2.8M
Cap Rate 7%
$1,988,729
$2.0M
Cap Rate 9%
$1,546,789
$1.5M
Market Conditions
NOI Build-Up for 10,612 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
$205.0K $19.32/SF
− Vacancy
−$6.2K −$0.58/SF
EGI
$198.9K $18.74/SF
− OpEx
−$59.7K −$5.62/SF
NOI
$139.2K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$2,784,220
Cap Rate 7%
$1,988,729
Cap Rate 9%
$1,546,789
Alternative Uses
Best Use
Retail
$1.99M
$1.74M – $2.32M
NOI $139,211 @ 7.0% cap · market cap 3.98%
Second Best
Flex RnD
$1.66M
$1.45M – $1.93M
NOI $116,090 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$3.34M
$2.92M – $3.90M
NOI $233,804 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
240
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33905, FL
37,692
Population
17,337
Households
2.2
Avg Household Size
41
Median Age
22%
College-Educated
79%
High-School Grad
40.2 sq mi
ZIP Area
938
Density / Sq Mi
$70,009
Median Household Income
$36,923
Median Earnings
$1,509
Median Rent
$260,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - An air-conditioned office and showroom adjoins warehouse space, covered work area, paved parking, and fenced outdoor storage.
Where is this flex space located?
The property is located at 13400 Palm Beach Blvd. Fort Myers, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Approximately 1.1‑acre corner property; Approximately 300 feet of frontage on Palm Beach Boulevard / SR 80 in Fort Myers; 1,440 SF air‑conditioned office and showroom
