Built-Out Office Condominium with
For Sale
$1,369,000
24-1090 6th Ave N, Naples, FL 34102
Combined office condominium offers two reception areas, private offices/exam rooms, restrooms, and a staff kitchen with 21 parking spaces.
Property Size3,000 SF
Price / SF$456.33
Days on Market137
Property Features for 24-1090 6th Ave N
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
21
Taxes and HOA fees
Annual Taxes
$2,342
Listing Agency:
A Plus Realty
(239) 234-5290
Listed By:
Juliana Cifuentes · License #249523050
(239) 682-9933
Source:
Exprealty
Added: Apr 22
Changed: Aug 20
Last Checked: Sep 4 at 2:08PM
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 A Plus Realty
Investment Insights
Based on property information with market context.
This fully built-out office condominium offers flexible layout options through Units 1086, 1088, and 1090, currently combined into one office environment. The space includes two reception areas, a central workstation, approximately ten private offices/exam rooms, four restrooms, a staff kitchen, and multiple storage areas.
Each unit retains its own separate storefront entrance, allowing the space to function as one larger office or be reconfigured into three individual units. The property is located in Naples Comm Plaza on 6th Avenue North, with proximity to Downtown Naples and Naples Community Hospital, as well as major business districts, restaurants, and professional services.
The condominium includes 21 parking spaces for employees, clients, and visitors. It is now vacant and available for immediate occupancy, with a history of use as a pediatric practice.
Each unit retains its own separate storefront entrance, allowing the space to function as one larger office or be reconfigured into three individual units. The property is located in Naples Comm Plaza on 6th Avenue North, with proximity to Downtown Naples and Naples Community Hospital, as well as major business districts, restaurants, and professional services.
The condominium includes 21 parking spaces for employees, clients, and visitors. It is now vacant and available for immediate occupancy, with a history of use as a pediatric practice.
Key Highlights
- ±3,000 SF fully built‑out commercial office condo at Naples Comm Plaza (Units 1086, 1088 & 1090 on 6th Ave N, Naples, FL 34102).
- Currently combined into one office suite with two reception areas, a central workstation, and approximately 10 private offices/exam rooms.
- Includes 4 restrooms, a staff kitchen, and multiple storage areas.
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
$61,763
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
4.51%
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%
$1,235,260
$1.2M
Cap Rate 7%
$882,329
$882.3K
Cap Rate 9%
$686,256
$686.3K
Market Conditions
NOI Build-Up for 3,000 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
$90.0K $30.00/SF
− Vacancy
−$7.7K −$2.55/SF
EGI
$82.4K $27.45/SF
− OpEx
−$20.6K −$6.86/SF
NOI
$61.8K $20.59/SF
Area
Collier County, FL
Vacancy
8.50%
Lease Rate
$30.00 /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%
$1,235,260
Cap Rate 7%
$882,329
Cap Rate 9%
$686,256
Alternative Uses
Best Use
Office B
$882.3K
$772.0K – $1.03M
NOI $61,763 @ 7.0% cap · market cap 4.51%
Second Best
Healthcare Medical
$574.4K
$502.6K – $670.2K
NOI $40,211 @ 7.0% cap · market cap 2.94%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,283 @ 7.0% cap · market cap 6.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3,345
Businesses Nearby
Explore this area
Business Placement
Demographics for 34102, FL
10,496
Population
9,791
Households
1.1
Avg Household Size
64
Median Age
58%
College-Educated
96%
High-School Grad
5.6 sq mi
ZIP Area
1,874
Density / Sq Mi
$115,927
Median Household Income
$57,254
Median Earnings
$1,491
Median Rent
$1,422,000
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 units - Combined office condominium offers two reception areas, private offices/exam rooms, restrooms, and a staff kitchen with 21 parking spaces.
Where is this office units located?
The property is located at 24-1090 6th Ave N Naples, FL.
What is the asking price?
The asking price for this property is $1,369,000.
What are key features of this property?
This property features: ±3,000 SF fully built‑out commercial office condo at Naples Comm Plaza (Units 1086, 1088 & 1090 on 6th Ave N, Naples, FL 34102).; Currently combined into one office suite with two reception areas, a central workstation, and approximately 10 private offices/exam rooms.; Includes 4 restrooms, a staff kitchen, and multiple storage areas.
