Flex Space with Roll-Up
For Sale
$649,999
13861 Plantation Road, Fort Myers, FL 33912
CommercialSale, Fort Myers, FL
Property Size1,509 SF
Lot Size0.38 Acres
Price / SF$430.75
Days on Market9
Property Features for 13861 Plantation Road
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
MPD
Directions
Use GPS
Subdivision
FM19 - Fort Myers Area
Standard status
Active
APN
19-45-25-25-00000.0103
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PLANTATION POINTE COMMERCIAL CONDO DESC IN INST#2006-260593 UNIT 103
Tax Annual Amount
3034
Legal Description
PLANTATION POINTE COMMERCIAL CONDO DESC IN INST#2006-260593 UNIT 103
Building Details
Year built
2006
Floors in Building
1
Listing Agency:
Sellstate 5 Star Realty
(239) 491-2430
Listed By:
Damaris Amador · License #279603346
(346) 325-3259
Added: Aug 25
Changed: Aug 31
Last Checked: Sep 2 at 3:06AM
MLS# 2026036157
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. 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.
This 2006 flex property 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 support changes to the existing layout. The property is positioned within a commercial center on a 0.3793-acre site and includes seven parking spaces.
Located on Plantation Road in Fort Myers, the property sits between Daniels Pkwy and Six Mile Cypress Pkwy, with access to I-75 and Southwest Florida International Airport. Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park are identified in the surrounding area. Potential office, office/warehouse, flex, light industrial, and storage applications remain subject to zoning and association requirements.
Located on Plantation Road in Fort Myers, the property sits between Daniels Pkwy and Six Mile Cypress Pkwy, with access to I-75 and Southwest Florida International Airport. Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park are identified in the surrounding area. Potential office, office/warehouse, flex, light industrial, and storage applications remain subject to zoning and association requirements.
Key Highlights
- 1,509 SF office/flex space with 3 private offices, reception area, kitchen, and storage
- 12' x 12' overhead roll‑up door with forklift access
- 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
$25,932
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%
$518,640
$518.6K
Cap Rate 7%
$370,457
$370.5K
Cap Rate 9%
$288,133
$288.1K
Market Conditions
NOI Build-Up for 1,509 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
$37.7K $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%
$518,640
Cap Rate 7%
$370,457
Cap Rate 9%
$288,133
Alternative Uses
Best Use
Office B
$370.5K
$324.2K – $432.2K
NOI $25,932 @ 7.0% cap · market cap 3.99%
Second Best
Flex RnD
$235.8K
$206.4K – $275.1K
NOI $16,508 @ 7.0% cap · market cap 2.54%
Theoretical Best
Office A
$474.9K
$415.6K – $554.1K
NOI $33,246 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Drive-in doors
1
Office units
Yes
Highway access
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 - Removable interior walls allow the workspace to be reconfigured for office, storage, or light industrial functions, subject to applicable requirements.
Where is this flex space located?
The property is located at 13861 Plantation Road 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: 1,509 SF office/flex space with 3 private offices, reception area, kitchen, and storage; 12' x 12' overhead roll‑up door with forklift access; Removable interior walls support layout changes
