Turn-Key Showroom and Office
For Sale
Contact for pricing
3327 Railroad St, Fort Myers, FL 33916
Showroom and office building with storage near downtown Fort Myers.
Property Size8,240 SF
Lot Size0.81 Acres
Price / SF$182.04
Days on Market174
Property Features for 3327 Railroad St
General Information
Standard status
Active
Size
8,240 SF
Class
B
Lot size
0.81 Acres
Property subtype
Industrial, Office, Retail
Zoning
CI
Building Details
Year Built
1944
Year Renovated
2025
Buildings
1
Stories
1
Units
1
Listing Agency:
LSI Companies
(239) 728-1720
Listed By:
Christi Pritchett, CCIM · License #FL BK3082269
Source:
Crexi
Added: Feb 18
Changed: Aug 11
Last Checked: Aug 11 at 1:57PM
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 LSI Companies
Investment Insights
Based on property information with market context.
The property at 3327 Railroad Street is a single-story showroom and office building with substantial storage space, accompanied by a secondary shop and warehouse. It is situated on approximately 0.81 acres in an active commercial corridor near downtown Fort Myers. The property includes approximately 8,240 square feet of rentable building area with paved parking surrounding the building. The site benefits from strong visibility from Palm Beach Boulevard and convenient access via Freemont Street. This supports a wide range of commercial uses including logistics, storage, light industrial operations, automotive sales, and service-related businesses. The property is currently utilized as a luxury automobile showroom with executive office space. Renovated in 2025, recent improvements include a new metal roof and upgraded plumbing systems. Distinctive interior finishes feature marble flooring, solid-core doors, detailed trim and molding, modern lighting, and a security system. The existing configuration delivers a turnkey luxury showroom experience while maintaining the flexibility to adapt to a variety of sophisticated commercial concepts, making it suitable for both owner-users or investors.
Key Highlights
- Turn‑key showroom and office building with substantial storage
- Prime location on 0.81± acres in an active commercial corridor near downtown Fort Myers with strong visibility from Palm Beach Boulevard
- 8,240± Sq. Ft. of rentable building area with ample paved parking
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
$108,095
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
7.21%
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%
$2,161,900
$2.2M
Cap Rate 7%
$1,544,214
$1.5M
Cap Rate 9%
$1,201,056
$1.2M
Market Conditions
NOI Build-Up for 8,240 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
$159.2K $19.32/SF
− Vacancy
−$4.8K −$0.58/SF
EGI
$154.4K $18.74/SF
− OpEx
−$46.3K −$5.62/SF
NOI
$108.1K $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%
$2,161,900
Cap Rate 7%
$1,544,214
Cap Rate 9%
$1,201,056
Alternative Uses
Best Use
Office B
$2.02M
$1.77M – $2.36M
NOI $141,604 @ 7.0% cap · market cap 9.44%
Second Best
Retail
$1.54M
$1.35M – $1.80M
NOI $108,095 @ 7.0% cap · market cap 7.21%
Theoretical Best
Office A
$2.59M
$2.27M – $3.03M
NOI $181,544 @ 7.0% cap · market cap 12.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
382
Businesses Nearby
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 Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Showroom and office building with storage near downtown Fort Myers.
Where is this mixed-use property located?
The property is located at 3327 Railroad St Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Turn‑key showroom and office building with substantial storage; Prime location on 0.81± acres in an active commercial corridor near downtown Fort Myers with strong visibility from Palm Beach Boulevard; 8,240± Sq. Ft. of rentable building area with ample paved parking
