6-Bay Auto
For Sale
$2,200,000
236 Pondella Road, North Fort Myers, FL 33903
C-1 zoning, a fenced site, and overhead doors support ongoing automotive operations.
Property Size5,850 SF
Lot Size0.61 Acres
Price / SF$376.07
Days on Market245
Property Features for 236 Pondella Road
General Information
Standard status
Active
Size
5,850 SF
Lot size
0.61 Acres
Property subtype
Commercial
Zoning
C-1
Site & Location
Road Access
Yes
Fenced Yard
Yes
Additional Details
Service Bays
6
Amenities
multiple overhead doors
spacious work areas
separate office spaces
ample parking
Building Details
Year Built
1999
Building Size
5,850 SF
Listing Agency:
Marzucco Real Estate
Listed By:
Karina Mendoza
(239) 984-8177
Source:
Johnrwood
Added: Dec 28, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:26PM
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 Marzucco Real Estate
Investment Insights
Based on property information with market context.
Built in 1999, this 5,850-square-foot auto service property occupies 0.61 acres and is configured for automotive operations. The building includes six lift bays, multiple overhead doors, broad work areas, and separate office spaces. A fully fenced lot and on-site parking add practical functionality for daily business use.
The property fronts Pondella Road in North Fort Myers, near a signalized intersection. Its commercial setting and access-oriented layout support the existing auto service use while accommodating the documented warehouse, flex space, or retail possibilities associated with the property.
The property fronts Pondella Road in North Fort Myers, near a signalized intersection. Its commercial setting and access-oriented layout support the existing auto service use while accommodating the documented warehouse, flex space, or retail possibilities associated with the property.
Key Highlights
- 5,850 sq ft building on 0.61 acres
- Six lift bays for automotive service operations
- C‑1 zoning
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
$76,742
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
3.49%
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%
$1,534,840
$1.5M
Cap Rate 7%
$1,096,314
$1.1M
Cap Rate 9%
$852,689
$852.7K
Market Conditions
NOI Build-Up for 5,850 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
$113.0K $19.32/SF
− Vacancy
−$3.4K −$0.58/SF
EGI
$109.6K $18.74/SF
− OpEx
−$32.9K −$5.62/SF
NOI
$76.7K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$1,534,840
Cap Rate 7%
$1,096,314
Cap Rate 9%
$852,689
Alternative Uses
Best Use
Retail
$1.10M
$959.3K – $1.28M
NOI $76,742 @ 7.0% cap · market cap 3.49%
Second Best
Flex RnD
$914.2K
$800.0K – $1.07M
NOI $63,996 @ 7.0% cap · market cap 2.91%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,887 @ 7.0% cap · market cap 5.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Service bays
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
873
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33903, FL
23,294
Population
15,400
Households
1.5
Avg Household Size
61
Median Age
24%
College-Educated
89%
High-School Grad
11.3 sq mi
ZIP Area
2,061
Density / Sq Mi
$56,317
Median Household Income
$32,452
Median Earnings
$1,152
Median Rent
$135,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Auto shop - C-1 zoning, a fenced site, and overhead doors support ongoing automotive operations.
Where is this auto shop located?
The property is located at 236 Pondella Road North Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 5,850 sq ft building on 0.61 acres; Six lift bays for automotive service operations; C‑1 zoning
