Move-In Ready Medical Office
For Sale
Contact for pricing
6371 Presidential Court, Fort Myers, FL 33919
A 1,425 SF office suite with reception, private offices, and dedicated breakroom designed for medical or professional use.
Property Size1,425 SF
Price / SF$202.81
Days on Market65
Property Features for 6371 Presidential Court
General Information
Standard status
Active
Size
1,425 SF
Property subtype
Office
Listing Agency:
ARC Medical Realty
Listed By:
Jared Vandersluis · License #BK3454828
Source:
Crexi
Added: Jun 5
Changed: Jul 10
Last Checked: Aug 7 at 5:10AM
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 ARC Medical Realty
Investment Insights
Based on property information with market context.
6371 Presidential Court is a move-in ready office condominium featuring a welcoming reception and waiting area, private offices, and a bright open work area. The suite also includes a dedicated breakroom and kitchenette. Updated flooring and finishes throughout give the space a clean, current look suitable for an immediate start.
The property is set in one of Fort Myers’ most established professional corridors. The location supports day-to-day client and staff access for office-based practices and services.
Inside, the layout supports a typical practice environment, with an intake-ready reception/waiting zone, multiple private offices for provider or staff use, and an open area that can accommodate shared workflow. The presence of a breakroom and kitchenette adds day-to-day convenience for teams handling appointments and client consultations. This is a condominium office offering an owner-occupant or buyer the ability to secure a fixed, monthly ownership structure while preparing the space for a medical, dental, or other professional practice.
The property is set in one of Fort Myers’ most established professional corridors. The location supports day-to-day client and staff access for office-based practices and services.
Inside, the layout supports a typical practice environment, with an intake-ready reception/waiting zone, multiple private offices for provider or staff use, and an open area that can accommodate shared workflow. The presence of a breakroom and kitchenette adds day-to-day convenience for teams handling appointments and client consultations. This is a condominium office offering an owner-occupant or buyer the ability to secure a fixed, monthly ownership structure while preparing the space for a medical, dental, or other professional practice.
Key Highlights
- Move‑in ready 1,425 SF office condominium suite in a Fort Myers professional corridor
- Reception and waiting area plus private offices and a bright, open work area
- Dedicated breakroom and kitchenette included in the suite
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
$24,489
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
8.47%
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%
$489,780
$489.8K
Cap Rate 7%
$349,843
$349.8K
Cap Rate 9%
$272,100
$272.1K
Market Conditions
NOI Build-Up for 1,425 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
$35.6K $24.96/SF
− Vacancy
−$2.9K −$2.05/SF
EGI
$32.7K $22.91/SF
− OpEx
−$8.2K −$5.73/SF
NOI
$24.5K $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%
$489,780
Cap Rate 7%
$349,843
Cap Rate 9%
$272,100
Alternative Uses
Best Use
Office B
$349.8K
$306.1K – $408.2K
NOI $24,489 @ 7.0% cap · market cap 8.47%
Second Best
Healthcare Medical
$254.8K
$223.0K – $297.3K
NOI $17,837 @ 7.0% cap · market cap 6.17%
Theoretical Best
Office A
$448.5K
$392.5K – $523.3K
NOI $31,396 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,320
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
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 units - A 1,425 SF office suite with reception, private offices, and dedicated breakroom designed for medical or professional use.
Where is this office units located?
The property is located at 6371 Presidential Court Fort Myers, FL.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: Move‑in ready 1,425 SF office condominium suite in a Fort Myers professional corridor; Reception and waiting area plus private offices and a bright, open work area; Dedicated breakroom and kitchenette included in the suite
