Three-Suite Medical Office
New
For Sale
$449,000
13960 Stringfellow Road, Bokeelia, FL 33922
Commercial Sale, Bokeelia, FL
Property Size2,352 SF
Lot Size0.28 Acres
Price / SF$190.90
Days on Market7
Property Features for 13960 Stringfellow Road
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
000000
Directions
From Pine Island Road, turn right (north) on Stringfellow Road. Follow along about 3.5 miles. Property is on East/Right side of Road.
Standard status
Active
APN
08-44-22-02-00012.0090
Lot size
0.28 Acres
Listing Agency:
National Land Realty, Tampa, FL
(855) 384-5263
Listed By:
Justus Koester · License #BK3458696
(239) 898-0163
Added: Sep 28
Changed: Oct 2
Last Checked: Oct 4 at 4:06PM
MLS# 12008461
Copyright © 2026 My State MLS. 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 2,352-square-foot medical office property on 0.28+/- acres is divided into three suites, each with a private entrance and its own HVAC system. The interior has private rooms, reception areas, tile floors, and kitchenette spaces. The largest suite contains three rooms, two restrooms, a kitchenette, and additional private office space. The owner reports that the building had no flooding or damage from Hurricane Ian.
Stringfellow Road frontage measures approximately 80 feet, and the site has 12 parking spaces, including two accessible spaces. The property is zoned CS. Medical, wellness, and professional office uses are identified as possibilities, subject to verification of intended use and applicable approvals.
Stringfellow Road frontage measures approximately 80 feet, and the site has 12 parking spaces, including two accessible spaces. The property is zoned CS. Medical, wellness, and professional office uses are identified as possibilities, subject to verification of intended use and applicable approvals.
Key Highlights
- Three separate suites, each with its own entrance and HVAC system
- Approximately 2,352 square feet on 0.28+/- acres
- Approximately 80 feet of frontage on Stringfellow Road
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
$40,419
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
9.00%
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%
$808,380
$808.4K
Cap Rate 7%
$577,414
$577.4K
Cap Rate 9%
$449,100
$449.1K
Market Conditions
NOI Build-Up for 2,352 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
$58.7K $24.96/SF
− Vacancy
−$4.8K −$2.05/SF
EGI
$53.9K $22.91/SF
− OpEx
−$13.5K −$5.73/SF
NOI
$40.4K $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%
$808,380
Cap Rate 7%
$577,414
Cap Rate 9%
$449,100
Alternative Uses
Best Use
Office B
$577.4K
$505.2K – $673.7K
NOI $40,419 @ 7.0% cap · market cap 9.00%
Second Best
Healthcare Medical
$420.6K
$368.0K – $490.7K
NOI $29,440 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$740.3K
$647.7K – $863.7K
NOI $51,819 @ 7.0% cap · market cap 11.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
50
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33922, FL
4,326
Population
2,925
Households
1.5
Avg Household Size
59
Median Age
34%
College-Educated
87%
High-School Grad
20.9 sq mi
ZIP Area
207
Density / Sq Mi
$68,579
Median Household Income
$34,503
Median Earnings
$1,110
Median Rent
$330,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Medical Office Space - CS-zoned space includes separate entrances and HVAC systems for each suite.
Where is this medical office space located?
The property is located at 13960 Stringfellow Road Bokeelia, FL.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Three separate suites, each with its own entrance and HVAC system; Approximately 2,352 square feet on 0.28+/- acres; Approximately 80 feet of frontage on Stringfellow Road
