Insulated Three-Door
New
For Sale
$369,000
6490 Shady Pine Ln, Bokeelia, FL 33922
AG-2 warehouse with flexible interior space, utility access, and substantial site improvements.
Property Size2,700 SF
Lot Size1.00 Acre
Price / SF$136.67
Days on Market4
Property Features for 6490 Shady Pine Ln
General Information
Standard status
Active
Size
2,700 SF
Lot size
1.00 Acre
Property subtype
Land/Lot
Zoning
AG-2
Additional Details
Utilities to Site
Yes
Building Details
Buildings
1
Building Size
2,700 SF
Listing Agency:
Century 21 Sunbelt Realty
Listed By:
Brady Meier
Source:
Swflhomesource
Added: Sep 13
Changed: Sep 15
Last Checked: Sep 15 at 9:59AM
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 Century 21 Sunbelt Realty
Investment Insights
Based on property information with market context.
This warehouse property includes a custom-built 60' x 45' barn with roughly 2,700 square feet of space. Three oversized roll-up doors have insulated backing, while multiple utility doors support access throughout the building. Impact windows and closed-cell spray foam insulation extend across the interior walls and roof lining.
The approximately one-acre AG-2 site at 6490 Shady Pine Ln includes an existing well, electrical service, and an available city water connection. Site work includes more than 200 loads of fill and base material, along with a newly installed asphalt driveway. The property is located in Bokeelia on Pine Island.
The approximately one-acre AG-2 site at 6490 Shady Pine Ln includes an existing well, electrical service, and an available city water connection. Site work includes more than 200 loads of fill and base material, along with a newly installed asphalt driveway. The property is located in Bokeelia on Pine Island.
Key Highlights
- Custom‑built 60' x 45' barn with roughly 2,700 square feet
- Three oversized roll‑up doors with insulated backing
- Impact windows and closed‑cell spray foam insulation
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
$27,529
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
7.46%
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%
$550,580
$550.6K
Cap Rate 7%
$393,271
$393.3K
Cap Rate 9%
$305,878
$305.9K
Market Conditions
NOI Build-Up for 2,700 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
$34.0K $12.60/SF
− Vacancy
−$1.6K −$0.60/SF
EGI
$32.4K $12.00/SF
− OpEx
−$4.9K −$1.80/SF
NOI
$27.5K $10.20/SF
Area
Lee County, FL
Vacancy
4.80%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
15.00%
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%
$550,580
Cap Rate 7%
$393,271
Cap Rate 9%
$305,878
Alternative Uses
Best Use
Warehouse
$393.3K
$344.1K – $458.8K
NOI $27,529 @ 7.0% cap · market cap 7.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$849.8K
$743.6K – $991.4K
NOI $59,486 @ 7.0% cap · market cap 16.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33922, FL
4,326
Population
2,925
Households
1.5
Avg Household Size
59
Median Age
34%
College-Educated
87%
High-School Grad
20.9 sq mi
ZIP Area
207
Density / Sq Mi
$68,579
Median Household Income
$34,503
Median Earnings
$1,110
Median Rent
$330,100
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?
Warehouse - AG-2 warehouse with flexible interior space, utility access, and substantial site improvements.
Where is this warehouse located?
The property is located at 6490 Shady Pine Ln Bokeelia, FL.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Custom‑built 60' x 45' barn with roughly 2,700 square feet; Three oversized roll‑up doors with insulated backing; Impact windows and closed‑cell spray foam insulation
