Auto Repair and Paint
For Sale
$450,000
2830 Saint Charles St S, Fort Myers, FL 33916
Automotive repair and paint shop with a dedicated paint booth for bodywork and finishing.
Property Size1,680 SF
Days on Market52
Property Features for 2830 Saint Charles St S
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,318
Building Details
Building Size
1,680 SF
Year Built
1962
Stories
1
Listing Agency:
Coldwell Banker Preferred Properties
(239) 671-2015
Listed By:
Larry Talbert · License #258014975
(239) 671-2015
Source:
Elliman
Added: Jun 21
Changed: Aug 8
Last Checked: Aug 10 at 5:46AM
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 Coldwell Banker Preferred Properties
Investment Insights
Based on property information with market context.
The property is an auto repair and paint shop built to support vehicle maintenance and refinishing. The facility includes a paint booth, providing a dedicated space for paint application and related finishing work. It is currently operated as a specialized paint shop within the local area.
The shop is located close to Downtown Fort Myers, placing it within reach of nearby commercial activity. The area is described as somewhat bikeable with moderate walkability, and it is characterized as car-dependent for day-to-day access.
For buyers seeking an automotive-focused facility, this offering combines repair operations with on-site paint capability through the included paint booth. It may be well suited for an owner-operator or an automotive service business looking for a turnkey paint shop environment where painting and related work can be performed on-site.
The shop is located close to Downtown Fort Myers, placing it within reach of nearby commercial activity. The area is described as somewhat bikeable with moderate walkability, and it is characterized as car-dependent for day-to-day access.
For buyers seeking an automotive-focused facility, this offering combines repair operations with on-site paint capability through the included paint booth. It may be well suited for an owner-operator or an automotive service business looking for a turnkey paint shop environment where painting and related work can be performed on-site.
Key Highlights
- Auto repair and paint shop with a dedicated paint booth for bodywork and finishing
- Paint booth included in the shop setup
- Building year built: 1962
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
$22,039
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
4.90%
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%
$440,780
$440.8K
Cap Rate 7%
$314,843
$314.8K
Cap Rate 9%
$244,878
$244.9K
Market Conditions
NOI Build-Up for 1,680 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
$32.5K $19.32/SF
− Vacancy
−$974 −$0.58/SF
EGI
$31.5K $18.74/SF
− OpEx
−$9.4K −$5.62/SF
NOI
$22.0K $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%
$440,780
Cap Rate 7%
$314,843
Cap Rate 9%
$244,878
Alternative Uses
Best Use
Retail
$314.8K
$275.5K – $367.3K
NOI $22,039 @ 7.0% cap · market cap 4.90%
Second Best
Industrial
$219.1K
$191.7K – $255.6K
NOI $15,336 @ 7.0% cap · market cap 3.41%
Theoretical Best
Office A
$528.8K
$462.7K – $616.9K
NOI $37,014 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
764
Businesses Nearby
8k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
6,247 visits/mo
0.5 miles
Marathon
Shops & Services
1,907 visits/mo
0.3 miles
Demographics for 33916, FL
25,940
Population
12,480
Households
2.1
Avg Household Size
34
Median Age
21%
College-Educated
81%
High-School Grad
10.3 sq mi
ZIP Area
2,518
Density / Sq Mi
$49,353
Median Household Income
$32,770
Median Earnings
$1,363
Median Rent
$242,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Auto shop - Automotive repair and paint shop with a dedicated paint booth for bodywork and finishing.
Where is this auto shop located?
The property is located at 2830 Saint Charles St S Fort Myers, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Auto repair and paint shop with a dedicated paint booth for bodywork and finishing; Paint booth included in the shop setup; Building year built: 1962
