Single-Tenant Office
For Sale
$3,600,000
6200 Whiskey Creek Dr, Fort Myers, FL 33919
Commercial Sale, FORT MYERS, FL
Property Size11,833 SF
Lot Size0.45 Acres
Price / SF$304.23
Days on Market165
Property Features for 6200 Whiskey Creek Dr
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
CT
Subdivision
FM06 - Fort Myers Area
Standard status
Active
APN
15-45-24-00-00014.004G
Lot size
0.45 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PARL IN E 1/2 OF NE 1/4 OF SE 1/4 OF SEC 15 + PAR IN NW 1/4 OF SW 1/4 SEC 14 DESC IN INST# 2013000136921
Tax Annual Amount
21542
Legal Description
PARL IN E 1/2 OF NE 1/4 OF SE 1/4 OF SEC 15 + PAR IN NW 1/4 OF SW 1/4 SEC 14 DESC IN INST# 2013000136921
Building Details
Year built
2005
Floors in Building
1
Listing Agency:
Premier Commercial Inc
(239) 992-1200
Listed By:
Matthew Stepan PA · License #3082516
(239) 213-7408
Added: Apr 15
Changed: Sep 24
Last Checked: Sep 25 at 11:06PM
MLS# 226028552
Copyright © 2026 Coconut Coast Organization of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 11,833-square-foot office property was completed in 2005 and occupies a 0.451-acre parcel in Fort Myers. Bowman Consulting Group, Ltd., Inc. occupies the building for engineering, surveying, and general office functions. The lease uses a triple-net structure and runs through October 31, 2031, with 3.0% annual base rent increases and two remaining five-year renewal options.
The property is in Lee County, near retail corridors, national retailers, and healthcare services. Southwest Florida International Airport is approximately a 30-minute drive away. Zoning is CT.
The property is in Lee County, near retail corridors, national retailers, and healthcare services. Southwest Florida International Airport is approximately a 30-minute drive away. Zoning is CT.
Key Highlights
- 11,833‑square‑foot office building on 0.451 acres
- Built in 2005; occupied by Bowman Consulting Group, Ltd., Inc.
- Triple‑net lease runs through October 31, 2031
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
$203,350
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
5.65%
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%
$4,067,000
$4.1M
Cap Rate 7%
$2,905,000
$2.9M
Cap Rate 9%
$2,259,444
$2.3M
Market Conditions
NOI Build-Up for 11,833 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
$295.4K $24.96/SF
− Vacancy
−$24.2K −$2.05/SF
EGI
$271.1K $22.91/SF
− OpEx
−$67.8K −$5.73/SF
NOI
$203.3K $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%
$4,067,000
Cap Rate 7%
$2,905,000
Cap Rate 9%
$2,259,444
Alternative Uses
Best Use
Office B
$2.90M
$2.54M – $3.39M
NOI $203,350 @ 7.0% cap · market cap 5.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.72M
$3.26M – $4.35M
NOI $260,705 @ 7.0% cap · market cap 7.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,281
Businesses Nearby
Explore this area
Business Placement
Demographics for 33919, FL
30,587
Population
19,560
Households
1.6
Avg Household Size
57
Median Age
41%
College-Educated
95%
High-School Grad
8.7 sq mi
ZIP Area
3,516
Density / Sq Mi
$73,336
Median Household Income
$48,686
Median Earnings
$1,621
Median Rent
$291,500
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - A 2005-built property leased under a triple-net structure, with scheduled annual rent increases and renewal options.
Where is this office building located?
The property is located at 6200 Whiskey Creek Dr Fort Myers, FL.
What is the asking price?
The asking price for this property is $3,600,000.
What are key features of this property?
This property features: 11,833‑square‑foot office building on 0.451 acres; Built in 2005; occupied by Bowman Consulting Group, Ltd., Inc.; Triple‑net lease runs through October 31, 2031
