Two-Story Five-Unit Office
For Sale
$1,995,000
4712 SE 15th Ave, Cape Coral, FL 33904
Two-story, five-unit office building bundled with additional adjacent land for flexible site planning.
Property Size5,754 SF
Lot Size0.26 Acres
Days on Market49
Property Features for 4712 SE 15th Ave
General Information
Standard status
Active
Size
5,754 SF
Class
B
Lot size
0.26 Acres
Property subtype
Office
Additional Details
Office Units
5
Building Details
Building Size
5,754 SF
Stories
2
Tenancy
Multi
Listing Agency:
Commercial Real Estate Services
(239) 823-0115
Listed By:
Carlos Acosta, CCIM · License #FL #BK3161197
Source:
Cresswfl
Added: Jun 25
Changed: Aug 11
Last Checked: Aug 11 at 5:49AM
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 Commercial Real Estate Services
Investment Insights
Based on property information with market context.
This offering features a two-story, five-unit office building. The property includes an established office configuration designed to support multiple tenants or suites within one structure. In addition, the purchase includes supplemental land parcels that expand the overall site footprint, including a lot adjacent to the deck.
The building is located in the Downtown Cape Coral Redevelopment District. The included land parcels include an approximately 8,800 SF corner lot at the intersection of SE 15th Ave and SE 47th Terrace, along with an additional approximately 2,500 SF lot adjacent to the deck, creating a more flexible development and layout option for the combined site.
For buyers, the combination of a multi-unit office building and added land can be attractive for an owner-operator seeking income-producing office space while controlling the surrounding site, or for an investor looking to pair an operating asset with additional real estate for future planning. The supplemental lots allow for practical options around site use and reconfiguration, supporting different operational and development approaches based on the buyer’s goals.
The building is located in the Downtown Cape Coral Redevelopment District. The included land parcels include an approximately 8,800 SF corner lot at the intersection of SE 15th Ave and SE 47th Terrace, along with an additional approximately 2,500 SF lot adjacent to the deck, creating a more flexible development and layout option for the combined site.
For buyers, the combination of a multi-unit office building and added land can be attractive for an owner-operator seeking income-producing office space while controlling the surrounding site, or for an investor looking to pair an operating asset with additional real estate for future planning. The supplemental lots allow for practical options around site use and reconfiguration, supporting different operational and development approaches based on the buyer’s goals.
Key Highlights
- Two‑story, five‑unit office building in the Downtown Cape Coral Redevelopment District
- Includes an approximately 8,800 SF corner lot at the intersection of SE 15th Ave and SE 47th Terrace
- Also includes an approximately 2,500 SF adjacent lot next to the deck for additional site flexibility
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
$81,433
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
4.08%
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%
$1,628,660
$1.6M
Cap Rate 7%
$1,163,329
$1.2M
Cap Rate 9%
$904,811
$904.8K
Market Conditions
NOI Build-Up for 5,754 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
$127.7K $22.20/SF
− Vacancy
−$19.2K −$3.33/SF
EGI
$108.6K $18.87/SF
− OpEx
−$27.1K −$4.72/SF
NOI
$81.4K $14.15/SF
Area
Cape Coral, FL
Vacancy
15.00%
Lease Rate
$22.20 /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%
$1,628,660
Cap Rate 7%
$1,163,329
Cap Rate 9%
$904,811
Alternative Uses
Best Use
Office B
$1.16M
$1.02M – $1.36M
NOI $81,433 @ 7.0% cap · market cap 4.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.49M
$1.31M – $1.74M
NOI $104,511 @ 7.0% cap · market cap 5.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
737
Businesses Nearby
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-story, five-unit office building bundled with additional adjacent land for flexible site planning.
Where is this office building located?
The property is located at 4712 SE 15th Ave Cape Coral, FL.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Two‑story, five‑unit office building in the Downtown Cape Coral Redevelopment District; Includes an approximately 8,800 SF corner lot at the intersection of SE 15th Ave and SE 47th Terrace; Also includes an approximately 2,500 SF adjacent lot next to the deck for additional site flexibility
