Gated Warehouse Complex with
New
For Sale
$19,195,000
16225/16235 Pine Ridge Rd, Fort Myers, FL 33908
Three-building industrial property with gated access, grade-level loading, and IL zoning for light industrial use.
Property Size76,780 SF
Days on Market5
Property Features for 16225/16235 Pine Ridge Rd
General Information
Standard status
Active
Size
76,780 SF
Property subtype
Industrial
Zoning
IL
Site & Location
Road Access
Yes
Fenced Yard
Yes
Warehouse & Industrial
Clear Height
16 ft
Three-Phase Power
Yes
Building Details
Building Size
76,780 SF
Year Built
2026
Buildings
3
Listing Agency:
Cushman & Wakefield | Fort Myers
(239) 470-9646
Listed By:
Gary Tasman · License #BK3002798
Source:
Naiburnsscalo
Added: Aug 26
Changed: Aug 28
Last Checked: Aug 28 at 8:26AM
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 Cushman & Wakefield | Fort Myers
Investment Insights
Based on property information with market context.
This warehouse property comprises three buildings containing 10 units, each with grade-level loading and 12-foot-wide overhead doors. Ceiling heights range from 13 to 16 feet, and select units provide 3-phase power. The property is zoned IL for light industrial use and was built in 2026.
A gated layout supports controlled site access, with routes to Summerlin Rd, McGregor Blvd, and San Carlos Blvd. Semi-trailer access is available, providing practical circulation for warehouse and light industrial operations. The property is located at 16225/16235 Pine Ridge Rd in Fort Myers, Florida.
A gated layout supports controlled site access, with routes to Summerlin Rd, McGregor Blvd, and San Carlos Blvd. Semi-trailer access is available, providing practical circulation for warehouse and light industrial operations. The property is located at 16225/16235 Pine Ridge Rd in Fort Myers, Florida.
Key Highlights
- Three buildings with 10 warehouse units
- IL zoning for light industrial use
- Grade‑level loading at every unit
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
$782,843
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
4.08%
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%
$15,656,860
$15.7M
Cap Rate 7%
$11,183,471
$11.2M
Cap Rate 9%
$8,698,256
$8.7M
Market Conditions
NOI Build-Up for 76,780 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
$967.4K $12.60/SF
− Vacancy
−$46.4K −$0.60/SF
EGI
$921.0K $12.00/SF
− OpEx
−$138.1K −$1.80/SF
NOI
$782.8K $10.20/SF
Area
Lee County, FL
Vacancy
4.80%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
15.00%
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%
$15,656,860
Cap Rate 7%
$11,183,471
Cap Rate 9%
$8,698,256
Alternative Uses
Best Use
Warehouse
$11.18M
$9.79M – $13.05M
NOI $782,843 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$24.17M
$21.15M – $28.19M
NOI $1,691,617 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
551
Businesses Nearby
Well-served
Demand for This Use
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
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- SW Florida Marine — 16820 san carlos blvd, fort myers, fl 33908
- Extra Space Storage — 16590 San Carlos Blvd, Fort Myers, FL 33908
- CubeSmart Self Storage — 11591 Chitwood Dr, Fort Myers, FL 33908
- Summerlin Self Storage — 16281 Pine Ridge Rd, Fort Myers, FL 33908
- Island Storage Suites — 10950 Old S Way, Fort Myers, FL 33908
Frequently Asked Questions
What type of property is this?
Warehouse - Three-building industrial property with gated access, grade-level loading, and IL zoning for light industrial use.
Where is this warehouse located?
The property is located at 16225/16235 Pine Ridge Rd Fort Myers, FL.
What is the asking price?
The asking price for this property is $19,195,000.
What are key features of this property?
This property features: Three buildings with 10 warehouse units; IL zoning for light industrial use; Grade‑level loading at every unit
