Flex Space with Roll-Up
New
For Sale
$649,999
13861 plantation rd, Fort Myers, FL 33912
Adaptable commercial space with private offices, reception, kitchen, storage, and central air conditioning.
Property Size1,508 SF
Price / SF$431.03
Days on Market6
Property Features for 13861 plantation rd
General Information
Standard status
Active
Size
1,508 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$3,034
Amenities
3
7 Parking Spaces.
Building Details
Year Built
2006
Listing Agency:
Sellstate 5 Star Realty
(239) 491-2430
Listed By:
Raul Leyva · License #0701832
(239) 634-1198
Source:
Xome
Added: Aug 29
Changed: Sep 1
Last Checked: Sep 2 at 3:43PM
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 Sellstate 5 Star Realty
Investment Insights
Based on property information with market context.
This flex space includes three private offices, a reception and waiting area, kitchen, storage, and central A/C. A 12' x 12' overhead roll-up door provides forklift access, while removable interior walls allow the layout to be reconfigured. Potential applications include office, office/warehouse, flex, light industrial, and storage uses, subject to zoning and association requirements.
The property is positioned between Daniels Pkwy and Six Mile Cypress Pkwy, with access to I-75 and proximity to Southwest Florida International Airport. Nearby destinations include Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park. The commercial center was built in 2006 and includes on-site parking.
The property is positioned between Daniels Pkwy and Six Mile Cypress Pkwy, with access to I-75 and proximity to Southwest Florida International Airport. Nearby destinations include Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park. The commercial center was built in 2006 and includes on-site parking.
Key Highlights
- 12' x 12' overhead roll‑up door with forklift access
- Three private offices plus reception, kitchen, and storage areas
- Removable interior walls support layout changes
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
$25,915
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
3.99%
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%
$518,300
$518.3K
Cap Rate 7%
$370,214
$370.2K
Cap Rate 9%
$287,944
$287.9K
Market Conditions
NOI Build-Up for 1,508 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
$37.6K $24.96/SF
− Vacancy
−$3.1K −$2.05/SF
EGI
$34.6K $22.91/SF
− OpEx
−$8.6K −$5.73/SF
NOI
$25.9K $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%
$518,300
Cap Rate 7%
$370,214
Cap Rate 9%
$287,944
Alternative Uses
Best Use
Office B
$370.2K
$323.9K – $431.9K
NOI $25,915 @ 7.0% cap · market cap 3.99%
Second Best
Flex RnD
$235.7K
$206.2K – $275.0K
NOI $16,497 @ 7.0% cap · market cap 2.54%
Theoretical Best
Office A
$474.6K
$415.3K – $553.7K
NOI $33,224 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,594
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33912, FL
19,146
Population
12,078
Households
1.6
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
903
Density / Sq Mi
$101,043
Median Household Income
$54,143
Median Earnings
$1,653
Median Rent
$367,800
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?
Flex space - Adaptable commercial space with private offices, reception, kitchen, storage, and central air conditioning.
Where is this flex space located?
The property is located at 13861 plantation rd Fort Myers, FL.
What is the asking price?
The asking price for this property is $649,999.
What are key features of this property?
This property features: 12' x 12' overhead roll‑up door with forklift access; Three private offices plus reception, kitchen, and storage areas; Removable interior walls support layout changes
