Standalone Office
New
For Sale
$875,000
16048 San Carlos Blvd, Fort Myers, FL 33908
Four-suite professional office property with on-site parking, C1A zoning, and a mix of occupied and available space.
Property Size4,000 SF
Price / SF$198.86
Days on Market2
Property Features for 16048 San Carlos Blvd
General Information
Standard status
Active
Size
4,000 SF
Class
Class B
Zoning
C1A
Additional Details
Road Access
Yes
Office Units
4
Building Details
Year Built
1986
Buildings
1
Building Size
4,000 SF
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
Power Real Estate Group
Listed By:
Celina Weathersby · License #3459962
(813) 454-8041
Source:
Swfloridarealestate
Added: Sep 10
Last Checked: Sep 10 at 3:17PM
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 Power Real Estate Group
Investment Insights
Based on property information with market context.
This standalone Class B office building contains four individual suites and sits on an oversized lot exceeding 30,000 SF. On-site parking, street exposure, and access from San Carlos Blvd support the property’s commercial presence. The building was constructed in 1986 and is zoned C1A for professional and commercial uses.
Suites one and two are occupied by the current owners’ insurance business, which is expected to remain after closing. A long-term boating company occupies the fourth suite, while the third suite is vacant for lease-up or owner occupancy. The property is positioned along a heavily traveled Fort Myers commercial corridor near major retail, grocery, hardware, and service-oriented businesses, with surrounding residential and commercial growth.
Suites one and two are occupied by the current owners’ insurance business, which is expected to remain after closing. A long-term boating company occupies the fourth suite, while the third suite is vacant for lease-up or owner occupancy. The property is positioned along a heavily traveled Fort Myers commercial corridor near major retail, grocery, hardware, and service-oriented businesses, with surrounding residential and commercial growth.
Key Highlights
- Four individual office suites within a standalone Class B building
- Oversized lot exceeding 30,000 SF with on‑site parking
- C1A zoning supports professional and commercial uses
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
$75,614
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
8.64%
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%
$1,512,280
$1.5M
Cap Rate 7%
$1,080,200
$1.1M
Cap Rate 9%
$840,156
$840.2K
Market Conditions
NOI Build-Up for 4,400 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
$109.8K $24.96/SF
− Vacancy
−$9.0K −$2.05/SF
EGI
$100.8K $22.91/SF
− OpEx
−$25.2K −$5.73/SF
NOI
$75.6K $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%
$1,512,280
Cap Rate 7%
$1,080,200
Cap Rate 9%
$840,156
Alternative Uses
Best Use
Office B
$1.08M
$945.2K – $1.26M
NOI $75,614 @ 7.0% cap · market cap 8.64%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.21M – $1.62M
NOI $96,941 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
767
Businesses Nearby
Explore this area
Business Placement
Demographics for 33908, FL
43,110
Population
32,067
Households
1.3
Avg Household Size
63
Median Age
44%
College-Educated
96%
High-School Grad
34.2 sq mi
ZIP Area
1,261
Density / Sq Mi
$74,711
Median Household Income
$50,063
Median Earnings
$1,829
Median Rent
$346,200
Median Home Value
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Four-suite professional office property with on-site parking, C1A zoning, and a mix of occupied and available space.
Where is this office building located?
The property is located at 16048 San Carlos Blvd Fort Myers, FL.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Four individual office suites within a standalone Class B building; Oversized lot exceeding 30,000 SF with on‑site parking; C1A zoning supports professional and commercial uses
