Remodeled Office Units For
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13730 Cypress Terrace Cir, Fort Myers, FL 33907
Two remodeled office units totaling 2,471 sqft, ideal for owner-occupancy.
Property Size2,471 SF
Price / SF$330.62
Days on Market399
Property Features for 13730 Cypress Terrace Cir
General Information
Standard status
Active
Size
2,471 SF
Property subtype
Mixed Use, Office, Retail
Building Details
Year Built
2004
Year Renovated
2024
Buildings
1
Stories
1
Units
2
Listing Agency:
Wright Commercial
Listed By:
Alex Wright · License #BK31797
Source:
Crexi
Added: Jul 7, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:23AM
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 Wright Commercial
Investment Insights
Based on property information with market context.
Two non-contiguous units, 401 and 403, totaling 2,471 sqft are available for purchase. Unit 401 measures 1,415 sqft, while Unit 403 is 1,056 sqft. The owner occupancy of unit 401 constitutes more than 51%, making the purchase eligible for SBA loans. Both units have been completely remodeled with high-end finishes, previously serving as a plastic surgery office. Each unit features two entrances, a back door, and front double doors. A full backup generator and a 4K IP surveillance system with 24 cameras cover every angle, inside and out. New appliances are included, such as an in-unit washer and dryer. The property includes 6 assigned/reserved parking spots and 50 unassigned visitor spots. New tankless hot water heaters and newer AC units are installed, along with hurricane impact windows and doors. The association is professionally managed with substantial reserves, and a new roof was installed in 2024. Granite/quartz countertops are featured throughout. Unit 401 has plumbing for a medical office in 3 rooms, two of which have custom cabinetry and quartz countertops. It includes 5 offices or exam rooms, a large lobby, a break room, and a private bathroom. All but one room has a window. In addition to central air conditioning, the unit has an extra 2 tons of split AC systems in two rooms. Unit 403 is designed for office use, but medical use is also allowable, as it was previously a surgery center. It features four offices or exam rooms, a lobby/reception area, a kitchen/break room, a large storage room, and a private bathroom. All offices have a window. The unit has central air conditioning, plus an additional 2 tons of split AC systems in two rooms. Exterior maintenance, including exterior insurance, landscaping, trash, and water/sewer, is handled by the HOA. The owner is responsible for electricity, averaging $120 per month in summer with the AC set to 70 degrees. The property is newer construction and has not experienced storm damage or water intrusion/flooding from any storms/hurricanes.
Key Highlights
- SBA Loan Eligibility: Qualifies for SBA loans with owner occupancy of Unit 401.
- Dual Income Potential: Live in one remodeled unit and rent out the other.
- High‑End Remodel & Features: Completely remodeled units feature new appliances, tankless water heaters, and hurricane impact windows/doors.
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
$42,464
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
5.20%
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%
$849,280
$849.3K
Cap Rate 7%
$606,629
$606.6K
Cap Rate 9%
$471,822
$471.8K
Market Conditions
NOI Build-Up for 2,471 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
$61.7K $24.96/SF
− Vacancy
−$5.1K −$2.05/SF
EGI
$56.6K $22.91/SF
− OpEx
−$14.2K −$5.73/SF
NOI
$42.5K $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%
$849,280
Cap Rate 7%
$606,629
Cap Rate 9%
$471,822
Alternative Uses
Best Use
Office B
$606.6K
$530.8K – $707.7K
NOI $42,464 @ 7.0% cap · market cap 5.20%
Second Best
Healthcare Medical
$441.9K
$386.6K – $515.5K
NOI $30,930 @ 7.0% cap · market cap 3.79%
Theoretical Best
Office A
$777.7K
$680.5K – $907.4K
NOI $54,441 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
974
Businesses Nearby
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
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 units - Two remodeled office units totaling 2,471 sqft, ideal for owner-occupancy.
Where is this office units located?
The property is located at 13730 Cypress Terrace Cir Fort Myers, FL.
What is the asking price?
The asking price for this property is $816,950.
What are key features of this property?
This property features: SBA Loan Eligibility: Qualifies for SBA loans with owner occupancy of Unit 401.; Dual Income Potential: Live in one remodeled unit and rent out the other.; High‑End Remodel & Features: Completely remodeled units feature new appliances, tankless water heaters, and hurricane impact windows/doors.
