Flex Building with Fenced
New
For Sale
$2,995,000
3310 Hanson St, Fort Myers, FL 33916
Multi-unit flex property combines retail, office, warehouse, automotive service, and training spaces.
Property Size7,056 SF
Price / SF$424.46
Days on Market2
Property Features for 3310 Hanson St
General Information
Standard status
Active
Size
7,056 SF
Building Details
Year Built
1982
Listing Agency:
Phil Deems Real Estate
Listed By:
Phil Deems · License #312608
(239) 822-1101
Source:
Swfloridarealestate
Added: Sep 5
Last Checked: Sep 5 at 3:08PM
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 Phil Deems Real Estate
Investment Insights
Based on property information with market context.
This 7,056-square-foot flex building includes four existing units within a CBS-constructed property built in 1982. The front area contains a firearms and security guard training center, retail space, shooting range, two private offices, a staging area, and three restrooms. The rear portion includes a 20' x 60' automotive repair area, warehouse space, one overhead door, a service bay, and one restroom. Interior walls can be removed to create a larger open configuration.
The property sits on 1.7 acres with a concrete parking lot, fenced yard, and Hanson Street frontage. Access is available to Metro, Fowler, and US 41 to the west, with Interstate 75 to the east. The building is within the city limits of Fort Myers.
The property sits on 1.7 acres with a concrete parking lot, fenced yard, and Hanson Street frontage. Access is available to Metro, Fowler, and US 41 to the west, with Interstate 75 to the east. The building is within the city limits of Fort Myers.
Key Highlights
- 7,056 square feet on 1.7 acres
- Built in 1982 with CBS construction
- Four existing units with adaptable interior walls
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
$92,563
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
3.09%
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%
$1,851,260
$1.9M
Cap Rate 7%
$1,322,329
$1.3M
Cap Rate 9%
$1,028,478
$1.0M
Market Conditions
NOI Build-Up for 7,056 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
$136.3K $19.32/SF
− Vacancy
−$4.1K −$0.58/SF
EGI
$132.2K $18.74/SF
− OpEx
−$39.7K −$5.62/SF
NOI
$92.6K $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%
$1,851,260
Cap Rate 7%
$1,322,329
Cap Rate 9%
$1,028,478
Alternative Uses
Best Use
Retail
$1.32M
$1.16M – $1.54M
NOI $92,563 @ 7.0% cap · market cap 3.09%
Second Best
Flex RnD
$1.10M
$964.9K – $1.29M
NOI $77,189 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$2.22M
$1.94M – $2.59M
NOI $155,458 @ 7.0% cap · market cap 5.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Multi-unit flex property combines retail, office, warehouse, automotive service, and training spaces.
Where is this flex space located?
The property is located at 3310 Hanson St Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,995,000.
What are key features of this property?
This property features: 7,056 square feet on 1.7 acres; Built in 1982 with CBS construction; Four existing units with adaptable interior walls
