Bayshore Gateway Mixed-Use
For Sale
Contact for pricing
2231 Linwood Avenue, Naples, FL 34112
10,570 sq. ft. building near new mixed-use towers.
Property Size10,570 SF
Price / SF$331.13
Days on Market84
Property Features for 2231 Linwood Avenue
General Information
Standard status
Active
Size
10,570 SF
Property subtype
Retail, Industrial
Zoning
C-5
Building Details
Buildings
1
Listing Agency:
Investment Properties Corporation of Naples
Listed By:
Rob Carroll · License #FL 3291142
Source:
Crexi
Added: May 19
Changed: Aug 8
Last Checked: Aug 10 at 6:25AM
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 Investment Properties Corporation of Naples
Investment Insights
Based on property information with market context.
This 10,570 sq. ft. building is available for sale or lease and is located in the Bayshore Gateway Triangle. Situated near the new mixed-use towers, Ascent & Aura, this office/warehouse building is suitable for a tenant, user, or investor/developer.
Key Highlights
- Located in the rapidly developing Bayshore Gateway Triangle.
- 10,570 sq. ft. office/warehouse building suitable for owner/user or lease.
- Proximity to new mixed‑use towers, Ascent & Aura.
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
$167,667
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
4.79%
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%
$3,353,340
$3.4M
Cap Rate 7%
$2,395,243
$2.4M
Cap Rate 9%
$1,862,967
$1.9M
Market Conditions
NOI Build-Up for 10,570 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
$285.4K $27.00/SF
− Vacancy
−$17.1K −$1.62/SF
EGI
$268.3K $25.38/SF
− OpEx
−$100.6K −$9.52/SF
NOI
$167.7K $15.86/SF
Area
Collier County, FL
Vacancy
6.00%
Lease Rate
$27.00 /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%
$3,353,340
Cap Rate 7%
$2,395,243
Cap Rate 9%
$1,862,967
Alternative Uses
Best Use
Mixed Use
$2.40M
$2.10M – $2.79M
NOI $167,667 @ 7.0% cap · market cap 4.79%
Second Best
Warehouse
$1.31M
$1.15M – $1.53M
NOI $91,840 @ 7.0% cap · market cap 2.62%
Theoretical Best
Office A
$4.24M
$3.71M – $4.95M
NOI $296,956 @ 7.0% cap · market cap 8.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,256
Businesses Nearby
Explore this area
Business Placement
Demographics for 34112, FL
26,625
Population
20,626
Households
1.3
Avg Household Size
60
Median Age
35%
College-Educated
91%
High-School Grad
14.8 sq mi
ZIP Area
1,799
Density / Sq Mi
$68,838
Median Household Income
$34,300
Median Earnings
$1,529
Median Rent
$293,000
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 10,570 sq. ft. building near new mixed-use towers.
Where is this mixed-use property located?
The property is located at 2231 Linwood Avenue Naples, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Located in the rapidly developing Bayshore Gateway Triangle.; 10,570 sq. ft. office/warehouse building suitable for owner/user or lease.; Proximity to new mixed‑use towers, Ascent & Aura.
