Flex Condo with
For Sale
Contact for pricing
Pending
4519 SE 16th Pl, Cape Coral, FL 33904
Commercial condo with warehouse space, supplemental storage, restroom, and assigned parking.
Property Size1,500 SF
Days on Market267
Property Features for 4519 SE 16th Pl
General Information
Standard status
Pending
Size
1,500 SF
Total Parking Spaces
3
Property subtype
FLEX_R_AND_D
Zoning
SC
Warehouse & Industrial
Clear Height
14 ft
Mezzanine
247 SF
Drive-In Doors
1
Listing Agency:
Lee & Associates | Fort Myers
(239) 580-8291
Listed By:
Zachary Tillery
(239) 580-8291
Source:
Moodyscre
Added: Dec 8, 2025
Changed: Aug 31
Last Checked: Aug 31 at 6:03PM
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 | Fort Myers
Investment Insights
Based on property information with market context.
This flex condominium at 4519 SE 16th Pl in Cape Coral contains 1,500 square feet, with warehouse space and a 247-square-foot mezzanine used for storage. The warehouse offers 14-foot clear height and is served by one grade-level door. Interior improvements include one restroom, while three assigned parking spaces support the property’s day-to-day functionality.
The property is zoned SC (South Cape), providing a defined commercial land-use designation for this Cape Coral location. Its combination of warehouse area, mezzanine storage, loading access, restroom facilities, and reserved parking creates a compact flex-space configuration.
The property is zoned SC (South Cape), providing a defined commercial land-use designation for this Cape Coral location. Its combination of warehouse area, mezzanine storage, loading access, restroom facilities, and reserved parking creates a compact flex-space configuration.
Key Highlights
- 1,500 SF flex condominium
- 247 SF mezzanine / storage area
- 14’ clear height in warehouse
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
$16,409
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
3.86%
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%
$328,180
$328.2K
Cap Rate 7%
$234,414
$234.4K
Cap Rate 9%
$182,322
$182.3K
Market Conditions
NOI Build-Up for 1,500 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
$27.0K $18.00/SF
− Vacancy
−$1.8K −$1.17/SF
EGI
$25.2K $16.83/SF
− OpEx
−$8.8K −$5.89/SF
NOI
$16.4K $10.94/SF
Area
Cape Coral, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$328,180
Cap Rate 7%
$234,414
Cap Rate 9%
$182,322
Alternative Uses
Best Use
Flex RnD
$234.4K
$205.1K – $273.5K
NOI $16,409 @ 7.0% cap · market cap 3.86%
Second Best
Warehouse
$218.5K
$191.2K – $254.9K
NOI $15,294 @ 7.0% cap · market cap 3.60%
Theoretical Best
Office A
$389.2K
$340.6K – $454.1K
NOI $27,245 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14 ft
Clear height
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
2,245
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33904, FL
32,029
Population
20,401
Households
1.6
Avg Household Size
56
Median Age
29%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
3,302
Density / Sq Mi
$66,933
Median Household Income
$43,829
Median Earnings
$1,665
Median Rent
$347,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Catering By Jack & Michael — 4708 SE 8th Ct, Cape Coral, FL 33904
- Taco Works — 1017B Cape Coral Pkwy E, Cape Coral, FL 33904
- Red Roc Cravings — 1413 Cape Coral Pkwy E, Cape Coral, FL 33904
Frequently Asked Questions
What type of property is this?
Flex space - Commercial condo with warehouse space, supplemental storage, restroom, and assigned parking.
Where is this flex space located?
The property is located at 4519 SE 16th Pl Cape Coral, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,500 SF flex condominium; 247 SF mezzanine / storage area; 14’ clear height in warehouse
