Corner Lot Flex-Retail-Office
For Sale
Contact for pricing
2280 Fowler St, Fort Myers, FL 33901
Prominent corner lot with roughly 250 feet of frontage and overhead doors serving a mix of flex, retail, and office layouts.
Property Size9,474 SF
Price / SF$137.22
Days on Market59
Property Features for 2280 Fowler St
General Information
Standard status
Active
Size
9,474 SF
Property subtype
RETAIL
Site & Location
Traffic Count
23,000 vehicles/day
Road Access
Yes
Listing Agency:
SVN - Commercial Partners | Fort Myers
(800) 899-5564
Listed By:
Lisa Sands · License #BK562289
(239) 470-5582
Source:
Moodyscre
Added: Jul 13
Changed: Aug 25
Last Checked: Sep 8 at 5:27AM
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 SVN - Commercial Partners | Fort Myers
Investment Insights
Based on property information with market context.
This value-add commercial building presents a mix of flex, retail, and office space with overhead doors throughout. The property is configured with seven flexible layouts, supporting a variety of operational fits within the same corner-lot setting.
Located at 2280 Fowler St in Fort Myers, the building benefits from approximately 250 feet of frontage on Fowler Street and strong daily traffic estimated at 23,000 AADT. The asset sits within a neighborhood center environment.
The combination of overhead-door access and multiple interior layouts creates practical flexibility for an owner-user or an investor looking to reposition the space. The property is offered for sale.
Located at 2280 Fowler St in Fort Myers, the building benefits from approximately 250 feet of frontage on Fowler Street and strong daily traffic estimated at 23,000 AADT. The asset sits within a neighborhood center environment.
The combination of overhead-door access and multiple interior layouts creates practical flexibility for an owner-user or an investor looking to reposition the space. The property is offered for sale.
Key Highlights
- Prominent corner lot with roughly 250 ft of frontage on Fowler Street
- Strong daily traffic count of 23,000 AADT
- Neighborhood center with 7 flexible layouts
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
$103,641
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
7.97%
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%
$2,072,820
$2.1M
Cap Rate 7%
$1,480,586
$1.5M
Cap Rate 9%
$1,151,567
$1.2M
Market Conditions
NOI Build-Up for 9,474 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
$170.5K $18.00/SF
− Vacancy
−$11.1K −$1.17/SF
EGI
$159.4K $16.83/SF
− OpEx
−$55.8K −$5.89/SF
NOI
$103.6K $10.94/SF
Area
Lee County, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$2,072,820
Cap Rate 7%
$1,480,586
Cap Rate 9%
$1,151,567
Alternative Uses
Best Use
Retail
$1.78M
$1.55M – $2.07M
NOI $124,283 @ 7.0% cap · market cap 9.56%
Second Best
Flex RnD
$1.48M
$1.30M – $1.73M
NOI $103,641 @ 7.0% cap · market cap 7.97%
Theoretical Best
Office A
$2.98M
$2.61M – $3.48M
NOI $208,731 @ 7.0% cap · market cap 16.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
23,000 VPD
Traffic count
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,684
Businesses Nearby
Balanced
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Prominent corner lot with roughly 250 feet of frontage and overhead doors serving a mix of flex, retail, and office layouts.
Where is this flex space located?
The property is located at 2280 Fowler St Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Prominent corner lot with roughly 250 ft of frontage on Fowler Street; Strong daily traffic count of 23,000 AADT; Neighborhood center with 7 flexible layouts
