Flex Condominium with
For Sale
$1,199,000
17000 Alico Commerce Court 1800 - 101, Fort Myers, FL 33967
Upgraded office, display, and warehouse areas combine in a versatile commercial condominium with prominent road exposure.
Property Size3,442 SF
Price / SF$348.34
Days on Market14
Property Features for 17000 Alico Commerce Court 1800 - 101
General Information
Standard status
Active
Size
3,442 SF
Class
Class A
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2008
Listing Agency:
ERA Lahaina Realty
Listed By:
Bev Larson · License #258500058
(239) 281-1290
Source:
Swfloridarealestate
Added: Aug 25
Changed: Sep 6
Last Checked: Sep 6 at 10:15AM
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 ERA Lahaina Realty
Investment Insights
Based on property information with market context.
This 3,442-square-foot flex condominium, built in 2008, combines finished office and showroom areas with dedicated warehouse space. The front portion includes large windows, upgraded flooring, contemporary finishes, private offices, conference areas, and finished restrooms. At the rear, the warehouse provides high ceilings, open storage and work space, and overhead door access for business operations, equipment, inventory, or distribution.
The property fronts Alico Road within Alico Commerce Center, placing it in an established commercial and industrial corridor. I-75, Southwest Florida International Airport, Gulf Coast Town Center, FGCU, and the Alico Road/Three Oaks corridor are all described as minutes away. The layout supports an owner-user seeking office presentation space alongside functional back-of-house capacity.
The property fronts Alico Road within Alico Commerce Center, placing it in an established commercial and industrial corridor. I-75, Southwest Florida International Airport, Gulf Coast Town Center, FGCU, and the Alico Road/Three Oaks corridor are all described as minutes away. The layout supports an owner-user seeking office presentation space alongside functional back-of-house capacity.
Key Highlights
- 3,442 SF office/showroom/warehouse condominium
- Built in 2008 within Alico Commerce Center
- Alico Road frontage with prominent storefront windows
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
$59,151
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%
$1,183,020
$1.2M
Cap Rate 7%
$845,014
$845.0K
Cap Rate 9%
$657,233
$657.2K
Market Conditions
NOI Build-Up for 3,442 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
$85.9K $24.96/SF
− Vacancy
−$7.0K −$2.05/SF
EGI
$78.9K $22.91/SF
− OpEx
−$19.7K −$5.73/SF
NOI
$59.2K $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%
$1,183,020
Cap Rate 7%
$845,014
Cap Rate 9%
$657,233
Alternative Uses
Best Use
Office B
$845.0K
$739.4K – $985.9K
NOI $59,151 @ 7.0% cap · market cap 4.93%
Second Best
Retail
$645.0K
$564.4K – $752.6K
NOI $45,153 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$1.08M
$947.9K – $1.26M
NOI $75,834 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
553
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33967, FL
28,174
Population
11,685
Households
2.4
Avg Household Size
35
Median Age
36%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,707
Density / Sq Mi
$84,787
Median Household Income
$48,792
Median Earnings
$1,695
Median Rent
$321,800
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Upgraded office, display, and warehouse areas combine in a versatile commercial condominium with prominent road exposure.
Where is this flex space located?
The property is located at 17000 Alico Commerce Court 1800 - 101 Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: 3,442 SF office/showroom/warehouse condominium; Built in 2008 within Alico Commerce Center; Alico Road frontage with prominent storefront windows
