Fenced Industrial Land with Covered
New
For Sale
$4,500,000
3560 Veronica S Shoemaker Blvd, Fort Myers, FL 33916
Light industrial zoning accompanies office space, covered structures, and fenced outdoor storage areas.
Property Size17,190 SF
Days on Market4
Property Features for 3560 Veronica S Shoemaker Blvd
General Information
Standard status
Active
Size
17,190 SF
Property subtype
Industrial
Building Details
Building Size
17,190 SF
Year Built
2002
Listing Agency:
Lee & Associates | Naples
(203) 745-7705
Listed By:
Frank V. Martone, Esq.
(203) 745-7705
Source:
Lee-associates
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 6:23AM
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 Lee & Associates | Naples
Investment Insights
Based on property information with market context.
This 4.62-acre industrial site combines secured outdoor storage with multiple covered improvements. The property includes a 1,350 SF office trailer, a 5,760 SF covered open-air structure, and a 10,080 SF covered open-air structure. Approximately 2 acres are dedicated to fenced outside storage, while two entrances provide access to the site. The improvements date to 2002.
Located in Fort Myers, the property is described as having access to all major routes. It carries light industrial zoning and includes a fully fenced site configuration suited to industrial storage and related operations. A long-term NNN lease may also be considered.
Located in Fort Myers, the property is described as having access to all major routes. It carries light industrial zoning and includes a fully fenced site configuration suited to industrial storage and related operations. A long-term NNN lease may also be considered.
Key Highlights
- 4.62‑acre fully fenced industrial site in Fort Myers
- 1,350 SF office trailer included
- 5,760 SF covered open‑air structure
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
$175,268
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
3.89%
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%
$3,505,360
$3.5M
Cap Rate 7%
$2,503,829
$2.5M
Cap Rate 9%
$1,947,422
$1.9M
Market Conditions
NOI Build-Up for 17,190 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
$216.6K $12.60/SF
− Vacancy
−$10.4K −$0.60/SF
EGI
$206.2K $12.00/SF
− OpEx
−$30.9K −$1.80/SF
NOI
$175.3K $10.20/SF
Area
Lee County, FL
Vacancy
4.80%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
15.00%
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%
$3,505,360
Cap Rate 7%
$2,503,829
Cap Rate 9%
$1,947,422
Alternative Uses
Best Use
Warehouse
$2.50M
$2.19M – $2.92M
NOI $175,268 @ 7.0% cap · market cap 3.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$5.41M
$4.73M – $6.31M
NOI $378,730 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
386
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial land - Light industrial zoning accompanies office space, covered structures, and fenced outdoor storage areas.
Where is this industrial land located?
The property is located at 3560 Veronica S Shoemaker Blvd Fort Myers, FL.
What is the asking price?
The asking price for this property is $4,500,000.
What are key features of this property?
This property features: 4.62‑acre fully fenced industrial site in Fort Myers; 1,350 SF office trailer included; 5,760 SF covered open‑air structure
