High-Visibility Retail Building in Fort
For Sale
Contact for pricing
3418 fowler st, Fort Myers, FL 33901
Freestanding retail building with expansion potential in central Fort Myers.
Property Size4,580 SF
Lot Size0.50 Acres
Price / SF$353.71
Days on Market102
Property Features for 3418 fowler st
General Information
Standard status
Active
Size
4,580 SF
Lot size
0.50 Acres
Property subtype
Retail
Listing Agency:
Coldwell Banker Realty - Naples Central
Listed By:
Carla Alvear · License #FL
Source:
Crexi
Added: May 21
Changed: Aug 23
Last Checked: Aug 29 at 11:37PM
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 Realty - Naples Central
Investment Insights
Based on property information with market context.
Located on Fowler Street, a major north-south corridor in Fort Myers, this property benefits from strong connectivity and central positioning within the city. Fowler Street links Downtown Fort Myers, major commercial districts, and residential neighborhoods, providing consistent daily traffic and accessibility. The property is minutes from Downtown Fort Myers, the area’s primary business and cultural hub with retail, dining, and professional services. Fort Myers is a rapidly growing Southwest Florida market and the economic center of Lee County, supporting a population of over 95,000 within the city and over 800,000 in the greater metro area. Its central location provides access to major thoroughfares including Dr. Martin Luther King Jr. Blvd (SR 82) and Colonial Boulevard (SR 884), allowing for east-west travel across the region. The site is also near US-41 (Tamiami Trail), enhancing regional connectivity to Naples, Cape Coral, and the broader Southwest Florida corridor. The area, surrounded by commercial, service-oriented businesses, and established residential communities, supports steady local demand and visibility. The ±4,580 SF single-story structure features an open, adaptable floor plan enhanced by expansive storefront glazing, allowing for natural light and interior visibility. The property has been well maintained, with functional back-of-house areas. Positioned along Fowler Street, the asset benefits from frontage, signage exposure, and street access. The site also offers on-site parking with defined ingress and egress. The offering includes two additional adjacent lots, bringing the total land area to just over half an acre, providing flexibility for future expansion, redevelopment, or enhanced site utilization. It is suited for a variety of commercial uses, owner-users, or investment opportunities.
Key Highlights
- Prime location on Fowler Street, a major north‑south corridor, providing high visibility and accessibility.
- Includes two additional adjacent lots, totaling over half an acre, offering flexibility for expansion or redevelopment.
- Minutes from Downtown Fort Myers, a primary business and cultural hub.
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
$60,082
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
3.71%
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%
$1,201,640
$1.2M
Cap Rate 7%
$858,314
$858.3K
Cap Rate 9%
$667,578
$667.6K
Market Conditions
NOI Build-Up for 4,580 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
$88.5K $19.32/SF
− Vacancy
−$2.7K −$0.58/SF
EGI
$85.8K $18.74/SF
− OpEx
−$25.7K −$5.62/SF
NOI
$60.1K $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%
$1,201,640
Cap Rate 7%
$858,314
Cap Rate 9%
$667,578
Alternative Uses
Best Use
Retail
$858.3K
$751.0K – $1.00M
NOI $60,082 @ 7.0% cap · market cap 3.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.44M
$1.26M – $1.68M
NOI $100,907 @ 7.0% cap · market cap 6.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,251
Businesses Nearby
21k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 50%
Shops & Services 34%
Home Improvements & Furnishings 12%
Electronics 4%
Popeyes Louisiana Kitchen
Dining
6,347 visits/mo
0.2 miles
Marathon Petroleum
Shops & Services
5,003 visits/mo
0.3 miles
SUBWAY
Dining
2,323 visits/mo
0.2 miles
Little Caesars Pizza
Dining
1,998 visits/mo
0.2 miles
Graybar
Home Improvements & Furnishings
1,064 visits/mo
0.3 miles
Demographics for 33901, FL
22,629
Population
11,709
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
83%
High-School Grad
6.2 sq mi
ZIP Area
3,650
Density / Sq Mi
$51,579
Median Household Income
$37,233
Median Earnings
$1,291
Median Rent
$280,400
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?
Retail space - Freestanding retail building with expansion potential in central Fort Myers.
Where is this retail space located?
The property is located at 3418 fowler st Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,620,000.
What are key features of this property?
This property features: Prime location on Fowler Street, a major north‑south corridor, providing high visibility and accessibility.; Includes two additional adjacent lots, totaling over half an acre, offering flexibility for expansion or redevelopment.; Minutes from Downtown Fort Myers, a primary business and cultural hub.
