Retail Showroom Suite For
For Sale
$559,000
16255 Pine Ridge Rd 404, Fort Myers, FL 33908
For-sale showroom suite in Fort Myers’ Lee County, suited for retail and display-focused businesses.
Property Size2,100 SF
Days on Market83
Property Features for 16255 Pine Ridge Rd 404
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$464
Building Details
Building Size
2,100 SF
Year Built
2026
Stories
1
Listing Agency:
Royal Shell Real Estate, Inc.
(239) 850-7888
Listed By:
Michael McMurray · License #280500145
(239) 850-7888
Source:
Elliman
Added: Jun 2
Changed: Aug 23
Last Checked: Aug 23 at 4:39AM
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 Royal Shell Real Estate, Inc.
Investment Insights
Based on property information with market context.
This listing offers a retail showroom suite for sale at 16255 Pine Ridge Road, Unit 404. The asset is categorized for showroom and retail use, making it a practical option for businesses that need a dedicated space for customer traffic and product display.
The property is located in Lee County within the Fort Myers area, with the suite identified by unit number at the Pine Ridge Road address. As presented, the offering is positioned as a straightforward opportunity for an operator or investor seeking a retail-focused unit in the Southwest Florida market.
A showroom-style layout is often well-matched to uses where presentation matters, including retail concepts that benefit from clearly defined customer space. Buyers may also consider this as a manageable acquisition for an owner-operator or investor pursuing a retail showroom asset. Prospective tenants and purchasers should verify any specific buildout details, fit-out requirements, and permitted uses directly through the listing broker and the property documentation associated with the suite.
The property is located in Lee County within the Fort Myers area, with the suite identified by unit number at the Pine Ridge Road address. As presented, the offering is positioned as a straightforward opportunity for an operator or investor seeking a retail-focused unit in the Southwest Florida market.
A showroom-style layout is often well-matched to uses where presentation matters, including retail concepts that benefit from clearly defined customer space. Buyers may also consider this as a manageable acquisition for an owner-operator or investor pursuing a retail showroom asset. Prospective tenants and purchasers should verify any specific buildout details, fit-out requirements, and permitted uses directly through the listing broker and the property documentation associated with the suite.
Key Highlights
- Showroom suite for sale in Lee County, Fort Myers
- Year built: 2026
- Suited for retail and display‑focused businesses
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
$27,548
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
4.93%
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%
$550,960
$551.0K
Cap Rate 7%
$393,543
$393.5K
Cap Rate 9%
$306,089
$306.1K
Market Conditions
NOI Build-Up for 2,100 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
$40.6K $19.32/SF
− Vacancy
−$1.2K −$0.58/SF
EGI
$39.4K $18.74/SF
− OpEx
−$11.8K −$5.62/SF
NOI
$27.5K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$550,960
Cap Rate 7%
$393,543
Cap Rate 9%
$306,089
Alternative Uses
Best Use
Retail
$393.5K
$344.4K – $459.1K
NOI $27,548 @ 7.0% cap · market cap 4.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$661.0K
$578.3K – $771.1K
NOI $46,267 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
551
Businesses Nearby
18k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 96%
Shops & Services 4%
Gavins Ace Hardware
Home Improvements & Furnishings
16,827 visits/mo
0.5 miles
Public Storage
Shops & Services
717 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - For-sale showroom suite in Fort Myers’ Lee County, suited for retail and display-focused businesses.
Where is this showroom located?
The property is located at 16255 Pine Ridge Rd 404 Fort Myers, FL.
What is the asking price?
The asking price for this property is $559,000.
What are key features of this property?
This property features: Showroom suite for sale in Lee County, Fort Myers; Year built: 2026; Suited for retail and display‑focused businesses
