Two-Story Office
New
For Sale
$1,375,000
39 Barkley Circle, Fort Myers, FL 33907
Configured office property with reception, storage, monument signage, and covered parking.
Property Size4,540 SF
Price / SF$302.86
Days on Market2
Property Features for 39 Barkley Circle
General Information
Standard status
Active
Size
4,540 SF
Class
B
Total Parking Spaces
26
Property subtype
Office
Additional Details
Public Transit
Yes
Amenities
Reception area
On-site storage space
Monument signage
Building Details
Building Size
4,540 SF
Year Built
1986
Buildings
1
Stories
2
Listing Agency:
LQ Commercial | Orlando
(239) 823-9882
Listed By:
Mike Concilla
(239) 823-9882
Source:
Lqcre
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 16 at 5:57AM
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 | Orlando
Investment Insights
Based on property information with market context.
This two-story office building contains 4,540 SF and was built in 1986. The layout includes a reception area with abundant natural light, on-site storage, monument signage, and 12' unfinished ceiling height. Parking totals 26 spaces, including 22 surface spaces and 4 covered spaces. The configuration supports 12–37 employees and is suited to medical, professional services, or general office use.
The property is located in the Pine Manor/Villas submarket near US-41 and Cleveland Ave. A direct bus line serves the property, and Southwest Florida International Airport is approximately a 23-minute drive away. The surrounding office corridor includes medical, professional, and general office users, providing an established commercial setting for office operations.
The property is located in the Pine Manor/Villas submarket near US-41 and Cleveland Ave. A direct bus line serves the property, and Southwest Florida International Airport is approximately a 23-minute drive away. The surrounding office corridor includes medical, professional, and general office users, providing an established commercial setting for office operations.
Key Highlights
- 4,540 SF two‑story office building built in 1986
- 26 total parking spaces: 22 surface and 4 covered
- 12' unfinished ceiling height
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
$78,020
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
5.67%
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%
$1,560,400
$1.6M
Cap Rate 7%
$1,114,571
$1.1M
Cap Rate 9%
$866,889
$866.9K
Market Conditions
NOI Build-Up for 4,540 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
$113.3K $24.96/SF
− Vacancy
−$9.3K −$2.05/SF
EGI
$104.0K $22.91/SF
− OpEx
−$26.0K −$5.73/SF
NOI
$78.0K $17.18/SF
Area
Lee County, FL
Vacancy
8.20%
Lease Rate
$24.96 /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%
$1,560,400
Cap Rate 7%
$1,114,571
Cap Rate 9%
$866,889
Alternative Uses
Best Use
Office B
$1.11M
$975.3K – $1.30M
NOI $78,020 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,025 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,734
Businesses Nearby
Explore this area
Business Placement
Demographics for 33907, FL
24,980
Population
14,125
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
89%
High-School Grad
7.3 sq mi
ZIP Area
3,422
Density / Sq Mi
$49,826
Median Household Income
$33,442
Median Earnings
$1,502
Median Rent
$236,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Configured office property with reception, storage, monument signage, and covered parking.
Where is this office building located?
The property is located at 39 Barkley Circle Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,375,000.
What are key features of this property?
This property features: 4,540 SF two‑story office building built in 1986; 26 total parking spaces: 22 surface and 4 covered; 12' unfinished ceiling height
