Flex Warehouse with Secure
For Sale
Contact for pricing
4841 Buckingham Road, Fort Myers, FL 33905
Commercial C-1A property combining warehouse space, private offices, and fenced outdoor storage.
Property Size3,350 SF
Lot Size0.63 Acres
Price / SF$328.36
Days on Market9
Property Features for 4841 Buckingham Road
General Information
Standard status
Active
Size
3,350 SF
Class
C
Lot size
0.63 Acres
Property subtype
Industrial
Zoning
Commercial (C-1A)
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Office Units
2
Amenities
security system
CCTV
reception area
Building Details
Buildings
1
Building Size
3,350 SF
Listing Agency:
LSI Companies
(863) 227-6200
Listed By:
Hunter Ward · License #FL 3343674
Source:
Crexi
Added: Aug 11
Changed: Aug 18
Last Checked: Aug 18 at 8:33AM
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 LSI Companies
Investment Insights
Based on property information with market context.
This flex property combines a functioning warehouse with two private office suites, each with air conditioning and a private restroom. The building also includes a reception area, reinforced concrete flooring, two 12’ x 12’ roll-up doors, and security features including CCTV, a security system, steel security doors, and smoke detectors. A fully fenced rear and side yard provides secured outdoor storage space.
The property contains approximately 3,350 square feet of improvements on approximately 0.63 acres and is zoned Commercial (C-1A). Access to SR 82, Palm Beach Boulevard, and I-75 connects the site with locations throughout Southwest Florida. The configuration supports users seeking office, warehouse, and outdoor storage components within one commercial property.
The property contains approximately 3,350 square feet of improvements on approximately 0.63 acres and is zoned Commercial (C-1A). Access to SR 82, Palm Beach Boulevard, and I-75 connects the site with locations throughout Southwest Florida. The configuration supports users seeking office, warehouse, and outdoor storage components within one commercial property.
Key Highlights
- Approximately 3,350± square foot flex warehouse building
- Approximately 0.63± acres with fully fenced rear and side yard
- Two private air‑conditioned office suites with private restrooms
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
$57,570
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
5.23%
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%
$1,151,400
$1.2M
Cap Rate 7%
$822,429
$822.4K
Cap Rate 9%
$639,667
$639.7K
Market Conditions
NOI Build-Up for 3,350 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
$83.6K $24.96/SF
− Vacancy
−$6.9K −$2.05/SF
EGI
$76.8K $22.91/SF
− OpEx
−$19.2K −$5.73/SF
NOI
$57.6K $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%
$1,151,400
Cap Rate 7%
$822,429
Cap Rate 9%
$639,667
Alternative Uses
Best Use
Office B
$822.4K
$719.6K – $959.5K
NOI $57,570 @ 7.0% cap · market cap 5.23%
Second Best
Flex RnD
$523.5K
$458.1K – $610.8K
NOI $36,647 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$1.05M
$922.6K – $1.23M
NOI $73,807 @ 7.0% cap · market cap 6.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33905, FL
37,692
Population
17,337
Households
2.2
Avg Household Size
41
Median Age
22%
College-Educated
79%
High-School Grad
40.2 sq mi
ZIP Area
938
Density / Sq Mi
$70,009
Median Household Income
$36,923
Median Earnings
$1,509
Median Rent
$260,400
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?
Flex space - Commercial C-1A property combining warehouse space, private offices, and fenced outdoor storage.
Where is this flex space located?
The property is located at 4841 Buckingham Road Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Approximately 3,350± square foot flex warehouse building; Approximately 0.63± acres with fully fenced rear and side yard; Two private air‑conditioned office suites with private restrooms
