Versatile Property on San Carlos
For Sale
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17651 San Carlos Blvd, Fort Myers Beach, FL 33931
2.23-acre property with redevelopment potential and Gulf access.
Property Size13,250 SF
Lot Size2.23 Acres
Price / SF$320.75
Days on Market702
Property Features for 17651 San Carlos Blvd
General Information
Standard status
Active
Size
13,250 SF
Lot size
2.23 Acres
Property subtype
Industrial, Mixed Use
Zoning
C-2 (Lee County)
Listing Agency:
Mayhugh Commercial Advisors
Listed By:
Chase Mayhugh, SIOR, CCIM · License #BK3053987
Source:
Crexi
Added: Sep 27, 2024
Changed: Aug 25
Last Checked: Aug 26 at 1:26AM
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 Mayhugh Commercial Advisors
Investment Insights
Based on property information with market context.
This property, situated on San Carlos Blvd, encompasses 2.23 acres and features a 13,250 sq. ft. building footprint. The parcel's flexibility accommodates various potential uses, including multi-family redevelopment, restaurants, churches, event centers, or big box retail, with space for additional parking or future expansions. The property is eligible under the Live Local Act, which allows for up to 28-story multifamily redevelopment. Furthermore, the property includes Gulf access with two dock slips and the option to add two more, offering adaptability for diverse business or development needs.
Key Highlights
- Eligible under the Live Local Act, allowing for up to 28‑story multifamily redevelopment.
- Gulf access with two dock slips and the option to add two more.
- Large 2.23± acre parcel with a 13,250 sq. ft. building footprint.
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
$163,472
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
3.85%
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%
$3,269,440
$3.3M
Cap Rate 7%
$2,335,314
$2.3M
Cap Rate 9%
$1,816,356
$1.8M
Market Conditions
NOI Build-Up for 13,250 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
$278.3K $21.00/SF
− Vacancy
−$16.7K −$1.26/SF
EGI
$261.6K $19.74/SF
− OpEx
−$98.1K −$7.40/SF
NOI
$163.5K $12.34/SF
Area
Lee County, FL
Vacancy
6.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$3,269,440
Cap Rate 7%
$2,335,314
Cap Rate 9%
$1,816,356
Alternative Uses
Best Use
Mixed Use
$2.34M
$2.04M – $2.72M
NOI $163,472 @ 7.0% cap · market cap 3.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.17M
$3.65M – $4.87M
NOI $291,924 @ 7.0% cap · market cap 6.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 2.23-acre property with redevelopment potential and Gulf access.
Where is this mixed-use property located?
The property is located at 17651 San Carlos Blvd Fort Myers Beach, FL.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: Eligible under the Live Local Act, allowing for up to 28‑story multifamily redevelopment.; Gulf access with **two dock slips** and the option to add two more.; Large 2.23± acre parcel with a **13,250 sq. ft. building footprint.**
