Retail Flex Property on San Carlos
For Sale
Contact for pricing
17220 San Carlos Blvd, Fort Myers Beach, FL 33931
Freestanding retail flex site on San Carlos Blvd, offering flexible space for a variety of commercial uses.
Property Size9,900 SF
Price / SF$221.72
Days on Market57
Property Features for 17220 San Carlos Blvd
General Information
Standard status
Active
Size
9,900 SF
Property subtype
Retail, Industrial
Zoning
CC, Lee County - C-1 & CC
Lease Type
NNN
Building Details
Year Built
1988
Listing Agency:
Trinity Commercial Group, Inc.
(954) 520-7692
Listed By:
Jacob Cairo · License #SL3658919
Source:
Crexi
Added: Jun 17
Changed: Aug 8
Last Checked: Aug 12 at 10:58AM
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 Trinity Commercial Group, Inc.
Investment Insights
Based on property information with market context.
The property at 17220 San Carlos Blvd presents as a retail flex site with commercial space configured for storefront and flexible use. It is offered for sale as a single commercial asset suitable for buyers looking for a property that can support both retail-facing operations and adaptable functional needs.
The site is located on the west side of San Carlos Blvd, just south of Summerlin Rd, in Fort Myers Beach, Florida. Its placement along a main roadway supports convenient customer and visitor access for businesses that benefit from consistent visibility and drive-by presence.
For tenants and buyers, the flex-oriented retail format can accommodate a range of neighborhood-oriented concepts where frontage along San Carlos Blvd is important. This is a straightforward ownership opportunity for an operator who wants a commercial property on a primary corridor with a flexible retail-friendly setup.
The site is located on the west side of San Carlos Blvd, just south of Summerlin Rd, in Fort Myers Beach, Florida. Its placement along a main roadway supports convenient customer and visitor access for businesses that benefit from consistent visibility and drive-by presence.
For tenants and buyers, the flex-oriented retail format can accommodate a range of neighborhood-oriented concepts where frontage along San Carlos Blvd is important. This is a straightforward ownership opportunity for an operator who wants a commercial property on a primary corridor with a flexible retail-friendly setup.
Key Highlights
- Freestanding retail flex site on San Carlos Blvd in Fort Myers Beach, FL
- Located on the west side of San Carlos Blvd just south of Summerlin Rd
- Year built: 1988
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
$129,871
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
5.92%
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%
$2,597,420
$2.6M
Cap Rate 7%
$1,855,300
$1.9M
Cap Rate 9%
$1,443,011
$1.4M
Market Conditions
NOI Build-Up for 9,900 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
$191.3K $19.32/SF
− Vacancy
−$5.7K −$0.58/SF
EGI
$185.5K $18.74/SF
− OpEx
−$55.7K −$5.62/SF
NOI
$129.9K $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%
$2,597,420
Cap Rate 7%
$1,855,300
Cap Rate 9%
$1,443,011
Alternative Uses
Best Use
Retail
$1.86M
$1.62M – $2.16M
NOI $129,871 @ 7.0% cap · market cap 5.92%
Second Best
Flex RnD
$1.55M
$1.35M – $1.81M
NOI $108,301 @ 7.0% cap · market cap 4.93%
Theoretical Best
Office A
$3.12M
$2.73M – $3.64M
NOI $218,117 @ 7.0% cap · market cap 9.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
608
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33931, FL
9,389
Population
14,561
Households
0.6
Avg Household Size
68
Median Age
37%
College-Educated
97%
High-School Grad
10.3 sq mi
ZIP Area
912
Density / Sq Mi
$80,438
Median Household Income
$38,723
Median Earnings
$1,500
Median Rent
$475,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Carol's Shops — 17105 San Carlos Blvd, Fort Myers Beach, FL 33931
Frequently Asked Questions
What type of property is this?
Storefront property - Freestanding retail flex site on San Carlos Blvd, offering flexible space for a variety of commercial uses.
Where is this storefront property located?
The property is located at 17220 San Carlos Blvd Fort Myers Beach, FL.
What is the asking price?
The asking price for this property is $2,195,000.
What are key features of this property?
This property features: Freestanding retail flex site on San Carlos Blvd in Fort Myers Beach, FL; Located on the west side of San Carlos Blvd just south of Summerlin Rd; Year built: 1988
