Flex Warehouse with Fenced
For Sale
$1,495,000
6241 Arc Way, Fort Myers, FL 33966
Warehouse and flex space totals 6,425± SF with 12 offices, two kitchen areas, and a chain-link fenced area.
Property Size6,425 SF
Price / SF$232.68
Days on Market72
Property Features for 6241 Arc Way
General Information
Standard status
Active
Size
6,425 SF
Property subtype
Office
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Office Units
12
Taxes and HOA fees
Annual Taxes
$8,857
Amenities
3
Building Details
Year Built
1987
Listing Agency:
RE/MAX Realty Group
(239) 489-0444
Listed By:
Michael Frye · License #3197869
(239) 281-0441
Source:
Xome
Added: Jun 25
Changed: Sep 2
Last Checked: Sep 4 at 2:51AM
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 RE/MAX Realty Group
Investment Insights
Based on property information with market context.
Located in the Mid Metro Industrial Park, this flex warehouse property at 6241 Arc Way includes a total of 6,425± SF, with 3,864± SF of base space plus 2,072± SF of garage area and 489± SF of porch area. The interior layout provides 12 offices, two kitchen areas, and two bathrooms. The property also includes three garages and a chain-link fenced area suitable for managing equipment or materials onsite.
The site is described as being in the heart of Fort Myers’ industrial corridor, between Metro Pkwy and Plantation Rd. Access is noted to major transportation routes, including I-75 and US-41, supporting regional connectivity.
Designed for operational flexibility, the property is marketed for potential manufacturing, warehouse, or logistics use.
The site is described as being in the heart of Fort Myers’ industrial corridor, between Metro Pkwy and Plantation Rd. Access is noted to major transportation routes, including I-75 and US-41, supporting regional connectivity.
Designed for operational flexibility, the property is marketed for potential manufacturing, warehouse, or logistics use.
Key Highlights
- Warehouse and flex space totaling 6,425± SF, with base SF of 3,864± SF and porch area of 489± SF
- 2,072± SF garage area plus 3 garages, built in 1987
- Includes 12 offices and 2 kitchen areas
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
$70,286
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
4.70%
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%
$1,405,720
$1.4M
Cap Rate 7%
$1,004,086
$1.0M
Cap Rate 9%
$780,956
$781.0K
Market Conditions
NOI Build-Up for 6,425 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
$115.7K $18.00/SF
− Vacancy
−$7.5K −$1.17/SF
EGI
$108.1K $16.83/SF
− OpEx
−$37.8K −$5.89/SF
NOI
$70.3K $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%
$1,405,720
Cap Rate 7%
$1,004,086
Cap Rate 9%
$780,956
Alternative Uses
Best Use
Flex RnD
$1.00M
$878.6K – $1.17M
NOI $70,286 @ 7.0% cap · market cap 4.70%
Second Best
Warehouse
$935.8K
$818.9K – $1.09M
NOI $65,509 @ 7.0% cap · market cap 4.38%
Theoretical Best
Office A
$2.02M
$1.77M – $2.36M
NOI $141,556 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12
Office units
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
728
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33966, FL
11,245
Population
7,472
Households
1.5
Avg Household Size
50
Median Age
44%
College-Educated
97%
High-School Grad
8.8 sq mi
ZIP Area
1,278
Density / Sq Mi
$86,812
Median Household Income
$54,302
Median Earnings
$1,743
Median Rent
$362,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Warehouse and flex space totals 6,425± SF with 12 offices, two kitchen areas, and a chain-link fenced area.
Where is this flex space located?
The property is located at 6241 Arc Way Fort Myers, FL.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Warehouse and flex space totaling 6,425± SF, with base SF of 3,864± SF and porch area of 489± SF; 2,072± SF garage area plus 3 garages, built in 1987; Includes 12 offices and 2 kitchen areas
