Freestanding Office
For Sale
$659,000
2080 Collier Avenue, Fort Myers, FL 33901
Vacant professional property with private offices, flexible workspace, and dedicated paved parking.
Property Size2,400 SF
Price / SF$276.43
Days on Market23
Property Features for 2080 Collier Avenue
General Information
Standard status
Active
Size
2,400 SF
Total Parking Spaces
25
Property subtype
Office
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$6,694
Amenities
4 spacious private offices
office/flex room
conference room
professional reception/lobby
open multipurpose area
full kitchenette with stone countertops
oversized ADA-compliant restrooms
3
Building Details
Year Built
1984
Buildings
1
Building Size
2,400 SF
Owner Occupied
No
Abandoned
No
Listing Agency:
(239) 200-0488
Listed By:
Quality Residential Management
(239) 200-0488
Source:
Xome
Added: Aug 7
Changed: Aug 22
Last Checked: Aug 29 at 6:12AM
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 Quality Residential Management
Investment Insights
Based on property information with market context.
This vacant office property at 2080 Collier Avenue is configured for immediate occupancy, with four private offices, an additional office or flex room, a conference room, and a reception and lobby area. The interior also includes an approximately 1,000-square-foot open multipurpose area, a full kitchenette with stone countertops, and oversized ADA-compliant restrooms. Updated flooring, LED lighting, fresh finishes, and a newer roof installed in 2023 are included.
Approximately 25 paved parking spaces support the freestanding building. The property is positioned near US-41, with access to Downtown Fort Myers, Colonial Boulevard, Lee Health, and major business corridors. The existing configuration supports professional office operations and offers open space for meetings, training, classrooms, therapy, group activities, or future customization, subject to applicable zoning and use approvals.
Approximately 25 paved parking spaces support the freestanding building. The property is positioned near US-41, with access to Downtown Fort Myers, Colonial Boulevard, Lee Health, and major business corridors. The existing configuration supports professional office operations and offers open space for meetings, training, classrooms, therapy, group activities, or future customization, subject to applicable zoning and use approvals.
Key Highlights
- Approximately 25 paved parking spaces
- Four private offices plus an additional office/flex room
- Approximately 1,000 SF open multipurpose area
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
$40,969
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
6.22%
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%
$819,380
$819.4K
Cap Rate 7%
$585,271
$585.3K
Cap Rate 9%
$455,211
$455.2K
Market Conditions
NOI Build-Up for 2,384 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
$59.5K $24.96/SF
− Vacancy
−$4.9K −$2.05/SF
EGI
$54.6K $22.91/SF
− OpEx
−$13.7K −$5.73/SF
NOI
$41.0K $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%
$819,380
Cap Rate 7%
$585,271
Cap Rate 9%
$455,211
Alternative Uses
Best Use
Office B
$585.3K
$512.1K – $682.8K
NOI $40,969 @ 7.0% cap · market cap 6.22%
Second Best
Healthcare Medical
$426.3K
$373.0K – $497.4K
NOI $29,841 @ 7.0% cap · market cap 4.53%
Theoretical Best
Office A
$750.3K
$656.6K – $875.4K
NOI $52,524 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,759
Businesses Nearby
Explore this area
Business Placement
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
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?
Office building - Vacant professional property with private offices, flexible workspace, and dedicated paved parking.
Where is this office building located?
The property is located at 2080 Collier Avenue Fort Myers, FL.
What is the asking price?
The asking price for this property is $659,000.
What are key features of this property?
This property features: Approximately 25 paved parking spaces; Four private offices plus an additional office/flex room; Approximately 1,000 SF open multipurpose area
