Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    End-Unit Office Condo For Sale Title is generated by Realmo AI

    16121 Lee, Fort Myers, FL

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    Contact for pricing

    2,500 SF office condo with 100% office build-out.

    Type:OFFICE
    Property size:
    2,500 SF
    Lot size:
    0.04 Acres
    Price / SF:
    $260/SF
    Added:
    Jun 30, 2025
    Days on Market:
    328
    Last Refresh:
    Apr 5 at 9:02 pm

    Property Features for 16121 Lee

    General Information

    Standard status
    Active
    Size
    2,500 SF
    Lot size
    0.04 Acres
    Property subtype
    OFFICE

    We can help!

    Listing Contact
    Robert Johnston
    Robert Johnston

    Listing agent Robert Johnston

    Listing office Lee & Associates | Fort Myers

    Listing date Jun 30, 2025

    Source Moodyscre

    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 Lee & Associates | Fort Myers

    HighLights

    • End‑unit condo
    • 100% office build‑out
    • Zoned IPD
    • Fully sprinklered for safety
    • Built in 2008
    • Brand new paint throughout

    Overview

    This 2,500 square foot end-unit office condo is available for sale. Constructed in 2008, the property features a 100% office build-out. The space is fully sprinklered and zoned IPD. The property has new paint throughout.

    Financial Insights

    Value Estimation Calculated for Office B

    Conservative
    $477.4K
    NOI $42,962 @ 9.00% cap · cautious / downside scenario
    Moderate
    $613.7K
    NOI $42,962 @ 7.00% cap · market / base-case scenario
    Aggressive
    $859.2K
    NOI $42,962 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Office B

    Component $ $/SF
    Gross rent $62.4k $24.96
    − Vacancy −$5.1k −$2.05
    EGI $57.3k $22.91
    − OpEx −$14.3k −$5.73
    NOI $43.0k $17.18
    2,500 SF · lease $24.96/SF/yr · vacancy 8.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Office B
    $613.7K
    $537.0K – $716.0K (±1% cap)
    NOI $42,962 @ 7.0% cap · market cap 6.61%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $786.9K
    $688.5K – $918.0K (±1% cap)
    NOI $55,080 @ 7.0% cap · market cap 8.47%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office Units

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Law Firm Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.8663
    Latitude
    26.6425

    Nearby Similar for Sale

    • $1,249,900
      6,200 SF

      Renovated Commercial Building on Fowler

      Fully renovated commercial property with flexible use options in Fort Myers.
      2730 Fowler Street, Fort Myers, FL 33901
      View Details
    • $885,000
      3,000 SF

      Commercial Building on San Carlos Boulevard

      High-visibility commercial building ready for custom build-out in Fort Myers.
      16541 San Carlos Boulevard, Fort Myers, FL 33908
      View Details
    • $1,100,000
      4,000 SF

      Fort Myers Commercial Office Building

      Class B office building on high-traffic San Carlos Blvd.
      16048 San Carlos Blvd, FORT MYERS, FL 33908
      View Details
    • $475,000
      2,720 SF

      Fort Myers Church Opportunity

      Turnkey church in central Fort Myers with expansion potential.
      3538 South Street, Fort Myers, FL
      View Details
    • $4,900,000
      17,851 SF

      Medical Office Building For Sale

      Freestanding medical office building in Fort Myers, Florida.
      12731 New Brittany Blvd, Fort Myers, FL 33907
      View Details
    • $759,900

      Office/Medical Units in South Fort Myers

      Updated office/medical units with spa tenant in South Fort Myers.
      12545 New Brittany Boulevard, Fort Myers, FL 33907
      View Details
    • $684,140
      1,545 SF

      Modern Retail Units in Fort Myers

      New retail units in high-growth area with excellent accessibility.
      8156 Alico Rd, Fort Myers, FL 33912
      View Details
    • $425,000

      Flex Space on Metro Parkway

      Flex space with showroom, offices, and warehouse component.
      11000 Metro Parkway, Fort Myers, FL 33966
      View Details
    • $3,750,000
      24,000 SF

      Fort Myers Office Investment Opportunity

      Income property near Edison Mall redevelopment with expansion potential.
      3900 Broadway, Fort Myers, FL 33901
      View Details
    • $684,140
      1,545 SF

      New Retail Units in Fort Myers

      Modern retail units in a high-growth Southwest Florida corridor.
      8156 Alico Rd, Fort Myers, FL 33912
      View Details
    • $699,900

      Fort Myers Commercial Building For Sale

      2,964 sq ft commercial building on high-traffic MLK corridor.
      3050 Michigan Avenue, Fort Myers, FL 33916
      View Details
    • $684,140
      1,545 SF

      New Retail Units in Fort Myers

      Modern retail units in high-growth area with outstanding accessibility.
      8156 Alico Rd, Fort Myers, FL 33912
      View Details

    FAQs

    What type of property is this?
    Office units - 2,500 SF office condo with 100% office build-out.
    Where is this office units located?
    The property is located at 16121 Lee Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $650,000.
    What are key features of this property?
    This property features: End‑unit condo; 100% office build‑out; Zoned IPD
    (239) 272-1215 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Robert Johnston
    Robert Johnston
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    16121 Lee, Fort Myers, FL
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!