Flex Space with Roll-Up
New
For Sale
$649,999
13861 Plantation Road #103, Fort Myers, FL 33912
Adaptable commercial suite with private offices, a reception area, kitchen, storage, and central air conditioning.
Property Size1,508 SF
Days on Market4
Property Features for 13861 Plantation Road #103
General Information
Standard status
Active
Size
1,508 SF
Total Parking Spaces
7
Taxes and HOA fees
Annual Taxes
$3,034
Building Details
Building Size
1,508 SF
Year Built
2006
Listing Agency:
Sellstate 5 Star Realty
Listed By:
Raul Leyva · License #277007338
(239) 634-1198
Source:
Laerrealty
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 4 at 2:42AM
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 1,509 SF flex space was built in 2006 and is configured with 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. The property includes nine parking spaces within a commercial center. Potential office, office/warehouse, flex, light industrial, or storage applications are subject to zoning and association requirements.
The property is positioned between Daniels Pkwy and Six Mile Cypress Pkwy, with access to I-75 and Southwest Florida International Airport. Nearby context includes Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park.
The property is positioned between Daniels Pkwy and Six Mile Cypress Pkwy, with access to I-75 and Southwest Florida International Airport. Nearby context includes Lee Health Sports Complex, Gulf Coast Medical Center, South Fort Myers High School, and San Carlos Park.
Key Highlights
- 1,509 SF flex space built in 2006
- Three private offices, reception and waiting area, kitchen, and storage
- 12' x 12' overhead roll‑up door with forklift access
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
Property Profile
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 suite with private offices, a reception area, kitchen, storage, and central air conditioning.
Where is this flex space located?
The property is located at 13861 Plantation Road #103 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 flex space built in 2006; Three private offices, reception and waiting area, kitchen, and storage; 12' x 12' overhead roll‑up door with forklift access
