Flex Space with Private Fenced
For Sale
Contact for pricing
5811 Corporation Cir, Fort Myers, FL 33905
Light industrial flex building with a fully built-out office, warehouse space, and a private fenced yard for storage or expansion.
Property Size6,112 SF
Lot Size0.87 Acres
Price / SF$286.32
Days on Market239
Property Features for 5811 Corporation Cir
General Information
Standard status
Active
Size
6,112 SF
Total Parking Spaces
10
Lot size
0.87 Acres
Property subtype
INDUSTRIAL
Zoning
Light Industrial
Site & Location
Fenced Yard
Yes
Outdoor Storage
Yes
Warehouse & Industrial
Warehouse Space
3,032 SF
Office Build-Out
3,080 SF
Building Details
Building Size
6,112 SF
Listing Agency:
Colliers | Fort Myers
(239) 418-0300
Listed By:
Dannielle Robinson · License #SL3279769
(239) 895-1052
Source:
Moodyscre
Added: Jan 19
Changed: Sep 8
Last Checked: Sep 14 at 7:42AM
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 Colliers | Fort Myers
Investment Insights
Based on property information with market context.
This flex space property offers a mix of office and warehouse in one functional layout. The building area is 6,112 SF, including 3,080 SF of fully build-out office space and 3,032 SF of warehouse area with high ceilings. Operationally, the warehouse includes 2 roll up doors, supporting straightforward move-in and loading needs. Parking totals 10 spaces, plus additional space in the rear of the property.
The site includes a private fenced yard and excess land at the rear, which can support outside storage or future expansion. The property is zoned 4800 warehousing - Light Industrial, aligning it with light industrial uses.
Overall, this configuration is suited to tenants who need both dedicated office space and warehouse capacity, along with the ability to secure and utilize outdoor area on-site.
The site includes a private fenced yard and excess land at the rear, which can support outside storage or future expansion. The property is zoned 4800 warehousing - Light Industrial, aligning it with light industrial uses.
Overall, this configuration is suited to tenants who need both dedicated office space and warehouse capacity, along with the ability to secure and utilize outdoor area on-site.
Key Highlights
- 6,112 SF total flex building with 3,080 SF office and 3,032 SF warehouse
- Warehouse area with high ceilings
- 2 roll up doors
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
$66,862
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
3.82%
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%
$1,337,240
$1.3M
Cap Rate 7%
$955,171
$955.2K
Cap Rate 9%
$742,911
$742.9K
Market Conditions
NOI Build-Up for 6,112 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
$110.0K $18.00/SF
− Vacancy
−$7.2K −$1.17/SF
EGI
$102.9K $16.83/SF
− OpEx
−$36.0K −$5.89/SF
NOI
$66.9K $10.94/SF
Area
Lee County, 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%
$1,337,240
Cap Rate 7%
$955,171
Cap Rate 9%
$742,911
Alternative Uses
Best Use
Flex RnD
$955.2K
$835.8K – $1.11M
NOI $66,862 @ 7.0% cap · market cap 3.82%
Second Best
Warehouse
$890.2K
$779.0K – $1.04M
NOI $62,317 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$1.92M
$1.68M – $2.24M
NOI $134,660 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
377
Businesses Nearby
Under-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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Light industrial flex building with a fully built-out office, warehouse space, and a private fenced yard for storage or expansion.
Where is this flex space located?
The property is located at 5811 Corporation Cir Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 6,112 SF total flex building with 3,080 SF office and 3,032 SF warehouse; Warehouse area with high ceilings; 2 roll up doors
