Distribution Center with Fenced
For Sale
Contact for pricing
3573 Plover Ave, Naples, FL 34117
Industrial facility with office improvements, mezzanine space, multiple overhead doors, and a secured outdoor storage area.
Property Size13,200 SF
Price / SF$295.45
Days on Market208
Property Features for 3573 Plover Ave
General Information
Standard status
Active
Size
13,200 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Clear Height
25 ft
Drive-In Doors
6
Building Details
Year Built
2004
Listing Agency:
Matthews Real Estate Investment Services | Fort Lauderdale
(845) 222-8167
Listed By:
Michael Buonadonna · License #CQ1066435,BK3554632(FL)
(845) 222-8167
Source:
Moodyscre
Added: Feb 5
Changed: Aug 29
Last Checked: Aug 29 at 2:33PM
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 Matthews Real Estate Investment Services | Fort Lauderdale
Investment Insights
Based on property information with market context.
This 13,200-square-foot distribution facility, built in 2004, combines warehouse space with a fully improved office area and mezzanine. The building offers 23–25 feet of clear height, six grade-level overhead doors, and a secured fenced storage yard. A short-term NNN lease is currently in place, with landlord obligations limited to the roof and structure.
The property is located at 3573 Plover Ave. in Naples, within White Lake Commerce Park and approximately 1.3 miles from I-75. Its placement provides access to Southwest Florida’s west coast markets and routes toward Florida’s east coast. Nearby commercial development includes the approximately 900,000-square-foot Uline Distribution Center, Paradise Coast Sports Complex, Great Wolf Lodge, and Tollhouse Business Park.
The property is located at 3573 Plover Ave. in Naples, within White Lake Commerce Park and approximately 1.3 miles from I-75. Its placement provides access to Southwest Florida’s west coast markets and routes toward Florida’s east coast. Nearby commercial development includes the approximately 900,000-square-foot Uline Distribution Center, Paradise Coast Sports Complex, Great Wolf Lodge, and Tollhouse Business Park.
Key Highlights
- 13,200‑square‑foot distribution facility at 3573 Plover Ave, Naples, FL 34117
- Built in 2004 with 23–25’ clear heights
- Six grade‑level overhead doors
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
$114,692
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
2.94%
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%
$2,293,840
$2.3M
Cap Rate 7%
$1,638,457
$1.6M
Cap Rate 9%
$1,274,356
$1.3M
Market Conditions
NOI Build-Up for 13,200 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
$139.4K $10.56/SF
− Vacancy
−$4.5K −$0.34/SF
EGI
$134.9K $10.22/SF
− OpEx
−$20.2K −$1.53/SF
NOI
$114.7K $8.69/SF
Area
Collier County, FL
Vacancy
3.20%
Lease Rate
$10.56 /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%
$2,293,840
Cap Rate 7%
$1,638,457
Cap Rate 9%
$1,274,356
Alternative Uses
Best Use
Warehouse
$1.64M
$1.43M – $1.91M
NOI $114,692 @ 7.0% cap · market cap 2.94%
Second Best
Industrial
$1.27M
$1.11M – $1.48M
NOI $88,809 @ 7.0% cap · market cap 2.28%
Theoretical Best
Office A
$5.30M
$4.64M – $6.18M
NOI $370,844 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
25 ft
Clear height
6
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 34117, FL
16,408
Population
5,796
Households
2.8
Avg Household Size
41
Median Age
20%
College-Educated
89%
High-School Grad
137.4 sq mi
ZIP Area
119
Density / Sq Mi
$106,155
Median Household Income
$48,466
Median Earnings
$1,771
Median Rent
$416,300
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?
Distribution center - Industrial facility with office improvements, mezzanine space, multiple overhead doors, and a secured outdoor storage area.
Where is this distribution center located?
The property is located at 3573 Plover Ave Naples, FL.
What is the asking price?
The asking price for this property is $3,900,000.
What are key features of this property?
This property features: 13,200‑square‑foot distribution facility at 3573 Plover Ave, Naples, FL 34117; Built in 2004 with 23–25’ clear heights; Six grade‑level overhead doors
