Luxury Storage Suites For
For Sale
$559,000
16255 Pine Ridge RD 404, Fort Myers, FL 33908
Ultra-luxe storage suites for secure storage and Class-A getaway.
Property Size2,100 SF
Price / SF$266.19
Days on Market165
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
Listing Agency:
Royal Shell Real Estate, Inc.
Listed By:
Michael McMurray
Source:
Kwelevate
Added: Mar 26
Changed: Sep 3
Last Checked: Sep 5 at 7:47AM
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.
Signature Storage Suites, a twin sister to the adjacent Island Storage Suites, offers a man-cave experience for individuals seeking a luxurious lifestyle. Located along Pine Ridge Road in Fort Myers, the suites provide access to Florida beaches and Sanibel/Captiva Islands. Upon completion, the project will consist of 3 buildings. These suites offer secure storage for boats, RVs, and cars, and can serve as a Class-A getaway for individuals. The community hosts private concerns, charity events, BBQs, and gatherings. Units are delivered as vanilla shells with concrete floors, plumbing stubbed, and electrical hook-up. Unit sizes are 2,100 square feet. Units can be delivered with a wide array of unique features and customization options. The units are priced at $525,000 and will be delivered in May 2025.
Key Highlights
- Ultra‑luxe, customizable "man‑cave" storage suites for luxury toys.
- 2,100 sq ft units offering secure storage and a Class‑A getaway space.
- Located on Pine Ridge Road in Fort Myers, providing quick access to Florida beaches and Sanibel/Captiva Islands.
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
$22,147
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
3.96%
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%
$442,940
$442.9K
Cap Rate 7%
$316,386
$316.4K
Cap Rate 9%
$246,078
$246.1K
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
$34.0K $16.20/SF
− Vacancy
−$2.4K −$1.13/SF
EGI
$31.6K $15.07/SF
− OpEx
−$9.5K −$4.52/SF
NOI
$22.1K $10.55/SF
Area
Lee County, FL
Vacancy
7.00%
Lease Rate
$16.20 /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%
$442,940
Cap Rate 7%
$316,386
Cap Rate 9%
$246,078
Alternative Uses
Best Use
Self Storage
$316.4K
$276.8K – $369.1K
NOI $22,147 @ 7.0% cap · market cap 3.96%
Second Best
Industrial
$273.9K
$239.6K – $319.5K
NOI $19,170 @ 7.0% cap · market cap 3.43%
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
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
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Frequently Asked Questions
What type of property is this?
Self storage facility - Ultra-luxe storage suites for secure storage and Class-A getaway.
Where is this self storage facility 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: Ultra‑luxe, customizable "man‑cave" storage suites for luxury toys.; 2,100 sq ft units offering secure storage and a Class‑A getaway space.; Located on Pine Ridge Road in Fort Myers, providing quick access to Florida beaches and Sanibel/Captiva Islands.
