Flex Space with Showroom and
New
For Sale
$2,590,000
6381 Corporate Park Cir #6391, Fort Myers, FL 33966
Industrial-area property combines showroom, office, and flexible operational space.
Property Size11,574 SF
Lot Size2.00 Acres
Price / SF$223.78
Days on Market4
Property Features for 6381 Corporate Park Cir #6391
General Information
Standard status
Active
Size
11,574 SF
Lot size
2.00 Acres
Property subtype
Commercial
Building Details
Year Built
2006
Listing Agency:
Saggio Realty, Inc
(941) 229-0888
Listed By:
Mike Rivera, Sr. · License #608410
Source:
Teamexcellenceandsunshine
Added: Aug 28
Changed: Aug 29
Last Checked: Aug 30 at 1:38PM
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 Saggio Realty, Inc
Investment Insights
Based on property information with market context.
This 2006 flex property includes 11,574 square feet within a building portfolio and offers configurations from 3,000 to 5800 square feet of under-air space. The layout supports showroom, office, industrial, distribution, manufacturing, logistics, and retail sales functions, subject to applicable requirements.
Set on nearly two acres at 6381 Corporate Park Cir #6391 in Fort Myers, the property provides room for additional parking and delivery access suitable for semi-trucks. Its setting within an industrial area supports business operations requiring space for goods movement, showroom activity, or flexible workspace.
Set on nearly two acres at 6381 Corporate Park Cir #6391 in Fort Myers, the property provides room for additional parking and delivery access suitable for semi-trucks. Its setting within an industrial area supports business operations requiring space for goods movement, showroom activity, or flexible workspace.
Key Highlights
- 11,574‑square‑foot building portfolio constructed in 2006
- Flexible under‑air configurations from 3,000 to 5800 square feet
- Includes showroom, office, industrial, distribution, manufacturing, logistics, and retail sales space
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
$126,614
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
4.89%
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%
$2,532,280
$2.5M
Cap Rate 7%
$1,808,771
$1.8M
Cap Rate 9%
$1,406,822
$1.4M
Market Conditions
NOI Build-Up for 11,574 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
$208.3K $18.00/SF
− Vacancy
−$13.5K −$1.17/SF
EGI
$194.8K $16.83/SF
− OpEx
−$68.2K −$5.89/SF
NOI
$126.6K $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%
$2,532,280
Cap Rate 7%
$1,808,771
Cap Rate 9%
$1,406,822
Alternative Uses
Best Use
Flex RnD
$1.81M
$1.58M – $2.11M
NOI $126,614 @ 7.0% cap · market cap 4.89%
Second Best
Warehouse
$1.69M
$1.48M – $1.97M
NOI $118,008 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$3.64M
$3.19M – $4.25M
NOI $254,998 @ 7.0% cap · market cap 9.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
575
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 - Industrial-area property combines showroom, office, and flexible operational space.
Where is this flex space located?
The property is located at 6381 Corporate Park Cir #6391 Fort Myers, FL.
What is the asking price?
The asking price for this property is $2,590,000.
What are key features of this property?
This property features: 11,574‑square‑foot building portfolio constructed in 2006; Flexible under‑air configurations from 3,000 to 5800 square feet; Includes showroom, office, industrial, distribution, manufacturing, logistics, and retail sales space
