C-2 Office Building with
For Sale
$1,750,000
1357 N Tamiami Trl, North Fort Myers, FL 33903
Commercial Sale, NORTH FORT MYERS, FL
Property Size8,126 SF
Lot Size0.83 Acres
Price / SF$215.36
Days on Market359
Property Features for 1357 N Tamiami Trl
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
C-2
Fencing
Fenced
Directions
Turn off N Tamiami Trl prior to the bridge
Subdivision
FN06 - North Fort Myers Area
Standard status
Active
APN
02-44-24-03-0000A.0260
Lot size
0.83 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
KANTZ TOWN OF BLK A PB 1 PG 19 S1/2 LT24 W OF RD + LTS 26+28LESR/WOR2342/1504
Tax Annual Amount
13734
Legal Description
KANTZ TOWN OF BLK A PB 1 PG 19 S1/2 LT24 W OF RD + LTS 26+28LESR/WOR2342/1504
Building Details
Year built
1950
Floors in Building
1
Listing Agency:
Realty One Group MVP
(800) 896-8790
Listed By:
Joanne Fultz · License #SL3449480
(937) 232-3070
Added: Sep 20, 2025
Changed: Aug 28
Last Checked: Sep 13 at 10:06AM
MLS# 225071600
Copyright © 2026 Coconut Coast Organization of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The property is an 8,126-square-foot commercial office building constructed in 1950 on a fenced site with monument signage and approximately 24 parking spaces. C-2 zoning supports office, medical office, and retail uses, providing flexibility for professional services or a mixed office configuration. Existing leases are approaching expiration, while the building can also accommodate an owner-user occupying some or all of the premises.
The building fronts N Tamiami Trail in North Fort Myers, a corridor identified with traffic counts exceeding 30,000 vehicles per day. It is approximately 2 miles from downtown Fort Myers and I-75. Several nearby multifamily developments are under construction, including projects identified as Alary with 272 units, Horizon Tamiami with 468 units, and Hancock Bridge Square with 320 units.
The building fronts N Tamiami Trail in North Fort Myers, a corridor identified with traffic counts exceeding 30,000 vehicles per day. It is approximately 2 miles from downtown Fort Myers and I-75. Several nearby multifamily developments are under construction, including projects identified as Alary with 272 units, Horizon Tamiami with 468 units, and Hancock Bridge Square with 320 units.
Key Highlights
- 8,126‑square‑foot commercial building constructed in 1950
- C‑2 zoning supports office, medical office, and retail uses
- 0.83‑acre fenced lot with signage and approx 24 parking spaces
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
$139,645
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
7.98%
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%
$2,792,900
$2.8M
Cap Rate 7%
$1,994,929
$2.0M
Cap Rate 9%
$1,551,611
$1.6M
Market Conditions
NOI Build-Up for 8,126 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
$202.8K $24.96/SF
− Vacancy
−$16.6K −$2.05/SF
EGI
$186.2K $22.91/SF
− OpEx
−$46.5K −$5.73/SF
NOI
$139.6K $17.18/SF
Area
Lee County, FL
Vacancy
8.20%
Lease Rate
$24.96 /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%
$2,792,900
Cap Rate 7%
$1,994,929
Cap Rate 9%
$1,551,611
Alternative Uses
Best Use
Office B
$1.99M
$1.75M – $2.33M
NOI $139,645 @ 7.0% cap · market cap 7.98%
Second Best
Retail
$1.52M
$1.33M – $1.78M
NOI $106,599 @ 7.0% cap · market cap 6.09%
Theoretical Best
Office A
$2.56M
$2.24M – $2.98M
NOI $179,032 @ 7.0% cap · market cap 10.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
30,000 VPD
Traffic count
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Explore this area
Business Placement
Demographics for 33903, FL
23,294
Population
15,400
Households
1.5
Avg Household Size
61
Median Age
24%
College-Educated
89%
High-School Grad
11.3 sq mi
ZIP Area
2,061
Density / Sq Mi
$56,317
Median Household Income
$32,452
Median Earnings
$1,152
Median Rent
$135,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Office property with C-2 zoning, signage, fencing, and flexibility for professional or medical office operations.
Where is this office building located?
The property is located at 1357 N Tamiami Trl North Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 8,126‑square‑foot commercial building constructed in 1950; C‑2 zoning supports office, medical office, and retail uses; 0.83‑acre fenced lot with signage and approx 24 parking spaces
