Office Building Across from JW
For Sale
$775,000
291 COLLIER BOULEVARD, Marco Island, FL 34145
Office units situated on a highly traveled boulevard with prominent visibility and signage exposure across from JW Marriott.
Property Size1,600 SF
Price / SF$484.38
Days on Market349
Property Features for 291 COLLIER BOULEVARD
General Information
Standard status
Active
Size
1,600 SF
Property subtype
Office
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$4,552
Amenities
Central Air
3
Tile
Built Up
100 Parking Spaces. Shared Driveway.
10 x 10
In City.
Building Details
Year Built
1980
Listing Agency:
John R. Wood Properties
(239) 248-4163
Listed By:
Scott Needles · License #267500056
(239) 248-4163
Source:
Xome
Added: Aug 27, 2025
Changed: Aug 10
Last Checked: Aug 10 at 12:19PM
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 John R. Wood Properties
Investment Insights
Based on property information with market context.
This offering includes office units and office space configured for professional use. The property is positioned to support business signage, with visibility on a busy corridor.
Located directly across from the JW Marriott along S. Collier Boulevard, the site is positioned for both steady vehicle activity and heavy pedestrian traffic from local and tourist activity.
The property is being offered for sale.
Located directly across from the JW Marriott along S. Collier Boulevard, the site is positioned for both steady vehicle activity and heavy pedestrian traffic from local and tourist activity.
The property is being offered for sale.
Key Highlights
- Office units located directly across from JW Marriott on highly traveled S. Collier Boulevard
- Shared driveway with parking for up to 100 vehicles
- Central air cooling and tile flooring
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
$32,940
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
4.25%
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%
$658,800
$658.8K
Cap Rate 7%
$470,571
$470.6K
Cap Rate 9%
$366,000
$366.0K
Market Conditions
NOI Build-Up for 1,600 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
$48.0K $30.00/SF
− Vacancy
−$4.1K −$2.55/SF
EGI
$43.9K $27.45/SF
− OpEx
−$11.0K −$6.86/SF
NOI
$32.9K $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%
$658,800
Cap Rate 7%
$470,571
Cap Rate 9%
$366,000
Alternative Uses
Best Use
Office B
$470.6K
$411.8K – $549.0K
NOI $32,940 @ 7.0% cap · market cap 4.25%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$642.2K
$561.9K – $749.2K
NOI $44,951 @ 7.0% cap · market cap 5.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,220
Businesses Nearby
Explore this area
Business Placement
Demographics for 34145, FL
15,717
Population
18,436
Households
0.9
Avg Household Size
66
Median Age
48%
College-Educated
97%
High-School Grad
16.3 sq mi
ZIP Area
964
Density / Sq Mi
$104,105
Median Household Income
$53,813
Median Earnings
$1,955
Median Rent
$866,200
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 - Office units situated on a highly traveled boulevard with prominent visibility and signage exposure across from JW Marriott.
Where is this office units located?
The property is located at 291 COLLIER BOULEVARD Marco Island, FL.
What is the asking price?
The asking price for this property is $775,000.
What are key features of this property?
This property features: Office units located directly across from JW Marriott on highly traveled S. Collier Boulevard; Shared driveway with parking for up to 100 vehicles; Central air cooling and tile flooring
