Renovated Office Building in
For Sale
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2080 Collier Avenue, Fort Myers, FL 33901
Freestanding, renovated office building in Fort Myers' Midtown corridor.
Property Size2,384 SF
Lot Size0.39 Acres
Price / SF$283.14
Days on Market187
Property Features for 2080 Collier Avenue
General Information
Standard status
Active
Size
2,384 SF
Lot size
0.39 Acres
Property subtype
Office
Zoning
CG
Listing Agency:
Luxury Real Estate Group LLC
Listed By:
Marcelino Aviles · License #3577074
Source:
Crexi
Added: Feb 18
Changed: Aug 8
Last Checked: Aug 8 at 6:44AM
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 Luxury Real Estate Group LLC
Investment Insights
Based on property information with market context.
This is a fully renovated 2,384 square foot free-standing professional or medical office building located in Fort Myers’ Midtown corridor. The property is situated on a 16,900 square foot lot with extensive paved parking. Recent upgrades include new ceilings, LED lighting, luxury flooring, modern fixtures, a stone-counter kitchenette, oversized restrooms, and a newer roof installed in 2023. The layout features four large offices, one private office, a 10x12 conference room, a walk-in lobby, and a 1,000 square foot open flex space suitable for expansion or sub-leasing. The property is zoned CG and is SBA ready, with seller financing available. It is ideal for owner-users or investors seeking multi-tenant potential and strong rent upside. The location is near Colonial Boulevard, Downtown, US-41, hospitals, and government centers.
Key Highlights
- Fully renovated 2,384 SF professional/medical office building in prime Fort Myers Midtown location.
- Features 1,000 SF open flex space, offering multi‑tenant potential and rent upside.
- Recent upgrades include new ceilings, LED lighting, luxury flooring, modern fixtures, stone‑counter kitchenette, oversized restrooms, and a newer roof (2023).
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
6.07%
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 6.07%
Second Best
Healthcare Medical
$426.3K
$373.0K – $497.4K
NOI $29,841 @ 7.0% cap · market cap 4.42%
Theoretical Best
Office A
$750.3K
$656.6K – $875.4K
NOI $52,524 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,759
Businesses Nearby
Under-served
Demand for This Use
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?
Medical Office Space - Freestanding, renovated office building in Fort Myers' Midtown corridor.
Where is this medical office space located?
The property is located at 2080 Collier Avenue Fort Myers, FL.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Fully renovated 2,384 SF professional/medical office building in prime Fort Myers Midtown location.; Features 1,000 SF open flex space, offering multi‑tenant potential and rent upside.; Recent upgrades include new ceilings, LED lighting, luxury flooring, modern fixtures, stone‑counter kitchenette, oversized restrooms, and a newer roof (2023).
