Boutique Salon Space
For Sale
$204,900
5235 RAMSEY WAY C1, Fort Myers, FL 33907
Stylish salon space with reception, retail display, and open layout.
Property Size880 SF
Price / SF$232.84
Days on Market333
Property Features for 5235 RAMSEY WAY C1
General Information
Standard status
Active
Size
880 SF
Taxes and HOA fees
Annual Taxes
$2,063
Amenities
Central Air, Wall/Window Unit(s)
Building Details
Building Size
880 SF
Year Built
1985
Stories
1
Listed By:
Derek Carlson
(239) 963-4499
Source:
Evrealestate
Added: Oct 8, 2025
Changed: Sep 3
Last Checked: Sep 5 at 3:53AM
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 Derek Carlson
Investment Insights
Based on property information with market context.
A boutique salon space is available. The interior features a reception area, retail display shelving, and an open salon layout. The space offers a modern aesthetic with lighting, custom décor, and design elements. Large storefront windows provide natural light and visibility. Convenient parking is available for customers. The space is suitable for hair stylists, estheticians, lash artists, makeup studios, or other beauty professionals looking to establish or expand their brand. The location has a bike score of 71, indicating it is very bikeable, and a walk score of 13, indicating it is car-dependent. Salon equipment and business are not included; the lease is for the space only.
Key Highlights
- Move‑in ready boutique salon space, avoiding build‑out costs.
- Stylish and modern interior design with elegant lighting and custom decor.
- Welcoming reception area and retail display shelving.
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
$11,544
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
5.63%
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%
$230,880
$230.9K
Cap Rate 7%
$164,914
$164.9K
Cap Rate 9%
$128,267
$128.3K
Market Conditions
NOI Build-Up for 880 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
$17.0K $19.32/SF
− Vacancy
−$510 −$0.58/SF
EGI
$16.5K $18.74/SF
− OpEx
−$4.9K −$5.62/SF
NOI
$11.5K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$230,880
Cap Rate 7%
$164,914
Cap Rate 9%
$128,267
Alternative Uses
Best Use
Retail
$164.9K
$144.3K – $192.4K
NOI $11,544 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$277.0K
$242.4K – $323.1K
NOI $19,388 @ 7.0% cap · market cap 9.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,538
Businesses Nearby
577k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 28%
Apparel 27%
Superstores 15%
Electronics 11%
Sam's Club
Superstores
87,501 visits/mo
0.2 miles
Best Buy
Electronics
52,227 visits/mo
0.3 miles
DICK'S Sporting Goods
Apparel
47,923 visits/mo
0.5 miles
Marshalls
Apparel
42,372 visits/mo
0.4 miles
Trader Joe's
Groceries
39,034 visits/mo
0.5 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Stylish salon space with reception, retail display, and open layout.
Where is this retail space located?
The property is located at 5235 RAMSEY WAY C1 Fort Myers, FL.
What is the asking price?
The asking price for this property is $204,900.
What are key features of this property?
This property features: Move‑in ready boutique salon space, avoiding build‑out costs.; Stylish and modern interior design with elegant lighting and custom decor.; Welcoming reception area and retail display shelving.
