Built-Out Office
For Sale
$3,137,750
1300 Goodlette Road, Naples, FL 34113
Second-floor layout includes conference rooms, reception, kitchen, and break-room space.
Property Size12,551 SF
Days on Market197
Property Features for 1300 Goodlette Road
General Information
Standard status
Active
Size
12,551 SF
Class
A
Property subtype
Multi Tenant Office
Additional Details
Floor
Second floor
Road Access
Yes
Amenities
conference rooms
reception area
kitchen/break room
restrooms
covered parking
signage opportunity
Building Details
Building Size
12,551 SF
Listing Agency:
LQ Commercial | Fort Myers
Listed By:
Courtney Saksefski
(407) 929-2863
Source:
Thebrokerlist
Added: Feb 18
Changed: Sep 2
Last Checked: Aug 30 at 2:13PM
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 | Fort Myers
Investment Insights
Based on property information with market context.
The second floor is configured for office use with three conference rooms, a reception area, a kitchen and break room, plus two sets of restrooms. The existing build-out provides a functional arrangement for an office occupant seeking established interior improvements.
Located off Goodlette Road at 1300 Goodlette Road in Naples, the property offers access to two traffic lights. Covered parking is available, and the premises include a signage opportunity. The owner would consider leasing the entire premises.
Located off Goodlette Road at 1300 Goodlette Road in Naples, the property offers access to two traffic lights. Covered parking is available, and the premises include a signage opportunity. The owner would consider leasing the entire premises.
Key Highlights
- Three conference rooms with reception area
- Kitchen and break‑room space included
- Two sets of restrooms
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
$258,394
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
8.24%
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%
$5,167,880
$5.2M
Cap Rate 7%
$3,691,343
$3.7M
Cap Rate 9%
$2,871,044
$2.9M
Market Conditions
NOI Build-Up for 12,551 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
$376.5K $30.00/SF
− Vacancy
−$32.0K −$2.55/SF
EGI
$344.5K $27.45/SF
− OpEx
−$86.1K −$6.86/SF
NOI
$258.4K $20.59/SF
Area
Collier County, FL
Vacancy
8.50%
Lease Rate
$30.00 /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%
$5,167,880
Cap Rate 7%
$3,691,343
Cap Rate 9%
$2,871,044
Alternative Uses
Best Use
Office B
$3.69M
$3.23M – $4.31M
NOI $258,394 @ 7.0% cap · market cap 8.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.04M
$4.41M – $5.88M
NOI $352,610 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,318
Businesses Nearby
Explore this area
Business Placement
Demographics for 34113, FL
23,740
Population
16,461
Households
1.4
Avg Household Size
57
Median Age
40%
College-Educated
87%
High-School Grad
25.9 sq mi
ZIP Area
917
Density / Sq Mi
$76,539
Median Household Income
$37,070
Median Earnings
$1,888
Median Rent
$450,700
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 - Second-floor layout includes conference rooms, reception, kitchen, and break-room space.
Where is this office building located?
The property is located at 1300 Goodlette Road Naples, FL.
What is the asking price?
The asking price for this property is $3,137,750.
What are key features of this property?
This property features: Three conference rooms with reception area; Kitchen and break‑room space included; Two sets of restrooms
