Remodeled Office Suite with
For Sale
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13730 Cypress Terrace Circle Suite 403, Fort Myers, FL 33907
Completely remodeled office suite with high-end finishes and modern amenities.
Property Size1,056 SF
Price / SF$331.44
Days on Market188
Property Features for 13730 Cypress Terrace Circle Suite 403
General Information
Standard status
Active
Size
1,056 SF
Property subtype
Office, Retail
Zoning
CPD Medical
Building Details
Year Built
2004
Year Renovated
2024
Units
1
Listing Agency:
Wright Commercial
Listed By:
Alex Wright · License #BK31797
Source:
Crexi
Added: Feb 2
Changed: Aug 8
Last Checked: Aug 8 at 6:32AM
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.
This 1,056 square foot suite has been completely remodeled with high-end finishes, previously used as a plastic surgery office. It features two entrances, a back door, and front double doors. The suite is equipped with a full backup generator and a 4K IP surveillance system with 24 cameras inside and out. New appliances are included, such as an in-unit washer and dryer. There are 6 assigned/reserved parking spots, along with 50 unassigned visitor spots. The property includes new tankless hot water heaters and newer AC units. Hurricane impact windows and doors are installed. The association is professionally managed with copious reserves, and a new roof was installed in 2024. Granite/quartz countertops are featured. Suite 403 is designed for an office user, although medical use is allowable, as the unit was previously used as a surgery center. The unit comprises 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, with an extra 2 tons of split AC systems in two rooms. All exterior maintenance is handled by the HOA, including exterior insurance, landscaping, trash, and water/sewer. The owner is responsible for the electricity in the unit, which averages $120 per month in summer with the AC set to 70 degrees. This newer construction has suffered zero storm damage or water intrusion/flooding from any storm/hurricanes.
Key Highlights
- Completely remodeled units with high‑end finishes, ready for immediate occupancy.
- Hurricane impact windows and doors, coupled with newer construction (2004) that has suffered zero storm damage or water intrusion.
- Full backup generator and comprehensive 4K IP surveillance system with 24 cameras for enhanced security.
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
$18,147
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
5.18%
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%
$362,940
$362.9K
Cap Rate 7%
$259,243
$259.2K
Cap Rate 9%
$201,633
$201.6K
Market Conditions
NOI Build-Up for 1,056 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
$26.4K $24.96/SF
− Vacancy
−$2.2K −$2.05/SF
EGI
$24.2K $22.91/SF
− OpEx
−$6.0K −$5.73/SF
NOI
$18.1K $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%
$362,940
Cap Rate 7%
$259,243
Cap Rate 9%
$201,633
Alternative Uses
Best Use
Office B
$259.2K
$226.8K – $302.5K
NOI $18,147 @ 7.0% cap · market cap 5.18%
Second Best
Healthcare Medical
$188.8K
$165.2K – $220.3K
NOI $13,218 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$332.4K
$290.8K – $387.8K
NOI $23,266 @ 7.0% cap · market cap 6.65%
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 - Completely remodeled office suite with high-end finishes and modern amenities.
Where is this office units located?
The property is located at 13730 Cypress Terrace Circle Suite 403 Fort Myers, FL.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Completely remodeled units with high‑end finishes, ready for immediate occupancy.; Hurricane impact windows and doors, coupled with newer construction (2004) that has suffered zero storm damage or water intrusion.; Full backup generator and comprehensive 4K IP surveillance system with 24 cameras for enhanced security.
