Flex Space with Private
For Sale
$530,000
3405 SE 15th Place, Cape Coral, FL 33990
Impact-rated windows, ADA readiness, and private parking support professional and showroom occupancy.
Property Size1,954 SF
Days on Market42
Property Features for 3405 SE 15th Place
General Information
Standard status
Active
Size
1,954 SF
Property subtype
Office + Professional Use
Building Details
Building Size
1,954 SF
Year Built
1978
Listing Agency:
LQ Commercial Real Estate Services
(239) 888-1992
Listed By:
Stephanie Pineda · License #SL3035674
(239) 888-1992
Source:
Lqcre
Added: Jul 22
Changed: Aug 31
Last Checked: Aug 31 at 1:06PM
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 LQ Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This flex-space property offers a commercially configured setting for professional services, administrative offices, or showroom operations. The building includes an updated roof, impact-rated windows, ADA-ready features, and private parking. Flexible zoning further supports a range of professional-oriented uses identified for the space.
Built in 1978, the property is presented for immediate occupancy. Its combination of office-oriented functionality, customer-facing showroom potential, accessibility features, and on-site parking provides a practical foundation for a service or administrative operation.
Built in 1978, the property is presented for immediate occupancy. Its combination of office-oriented functionality, customer-facing showroom potential, accessibility features, and on-site parking provides a practical foundation for a service or administrative operation.
Key Highlights
- Flex‑space property suited for professional services, administrative offices, or showroom use
- Updated roof and impact‑rated windows
- ADA‑ready features
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
$27,654
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
5.22%
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%
$553,080
$553.1K
Cap Rate 7%
$395,057
$395.1K
Cap Rate 9%
$307,267
$307.3K
Market Conditions
NOI Build-Up for 1,954 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
$43.4K $22.20/SF
− Vacancy
−$6.5K −$3.33/SF
EGI
$36.9K $18.87/SF
− OpEx
−$9.2K −$4.72/SF
NOI
$27.7K $14.15/SF
Area
Cape Coral, FL
Vacancy
15.00%
Lease Rate
$22.20 /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%
$553,080
Cap Rate 7%
$395,057
Cap Rate 9%
$307,267
Alternative Uses
Best Use
Office B
$395.1K
$345.7K – $460.9K
NOI $27,654 @ 7.0% cap · market cap 5.22%
Second Best
Flex RnD
$305.4K
$267.2K – $356.3K
NOI $21,376 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$507.0K
$443.6K – $591.5K
NOI $35,491 @ 7.0% cap · market cap 6.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
696
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33990, FL
32,717
Population
15,483
Households
2.1
Avg Household Size
47
Median Age
24%
College-Educated
89%
High-School Grad
9.3 sq mi
ZIP Area
3,518
Density / Sq Mi
$70,278
Median Household Income
$38,588
Median Earnings
$1,643
Median Rent
$330,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Azucar restaurant & bakery — 3326 Del Prado Blvd S, Cape Coral, FL 33904
Frequently Asked Questions
What type of property is this?
Flex space - Impact-rated windows, ADA readiness, and private parking support professional and showroom occupancy.
Where is this flex space located?
The property is located at 3405 SE 15th Place Cape Coral, FL.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Flex‑space property suited for professional services, administrative offices, or showroom use; Updated roof and impact‑rated windows; ADA‑ready features
