Olde Naples Office For
For Sale
$999,900
Pending
750 11th St S 101, Naples, FL 34102
Charming 2,722 SF office in desirable Olde Naples.
Property Size2,722 SF
Days on Market149
Property Features for 750 11th St S 101
General Information
Standard status
Pending
Size
2,722 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$7,145
Building Details
Year Built
1990
Stories
3
Listing Agency:
Poteet Properties, Inc.
(239) 293-9797
Listed By:
Bill Poteet, Jr.
(239) 293-9797
Source:
Elliman
Added: Mar 25
Changed: Aug 8
Last Checked: Aug 8 at 6:30AM
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 Poteet Properties, Inc.
Investment Insights
Based on property information with market context.
Located in the heart of Olde Naples, this 2,722 square foot office space at 750 11th St S, Ste 101 is available for sale or lease. The property features a blend of classic aesthetics and practical first-floor accessibility, enhanced by a tranquil neighborhood environment. The layout includes large windows with plantation shutters, a reception desk, eight private offices, a conference room, a kitchenette, two bathrooms, and a spacious workroom. The configuration is suitable for various professional applications. One covered parking space is included, with additional parking available on-site and along 11th St S and 8th Ave S. The property is suited for lawyers, real estate offices, insurance agencies, financial services, and accounting firms. The location provides everyday convenience and the appeal of Olde Naples, with nearby restaurants and retailers. The estimated CAM is $12.03 per square foot, with a preferred lease term of five years. Existing furniture may be included.
Key Highlights
- Prime Olde Naples location, highly desirable coastal setting.
- First‑floor convenience with 2,722 square feet of space.
- Efficient layout featuring eight private offices, conference room, kitchenette, and two bathrooms.
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
$56,039
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
5.60%
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%
$1,120,780
$1.1M
Cap Rate 7%
$800,557
$800.6K
Cap Rate 9%
$622,656
$622.7K
Market Conditions
NOI Build-Up for 2,722 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
$81.7K $30.00/SF
− Vacancy
−$6.9K −$2.55/SF
EGI
$74.7K $27.45/SF
− OpEx
−$18.7K −$6.86/SF
NOI
$56.0K $20.59/SF
Area
Collier County, FL
Vacancy
8.50%
Lease Rate
$30.00 /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%
$1,120,780
Cap Rate 7%
$800,557
Cap Rate 9%
$622,656
Alternative Uses
Best Use
Office B
$800.6K
$700.5K – $934.0K
NOI $56,039 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.09M
$955.9K – $1.27M
NOI $76,472 @ 7.0% cap · market cap 7.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,429
Businesses Nearby
Explore this area
Business Placement
Demographics for 34102, FL
10,496
Population
9,791
Households
1.1
Avg Household Size
64
Median Age
58%
College-Educated
96%
High-School Grad
5.6 sq mi
ZIP Area
1,874
Density / Sq Mi
$115,927
Median Household Income
$57,254
Median Earnings
$1,491
Median Rent
$1,422,000
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 - Charming 2,722 SF office in desirable Olde Naples.
Where is this office units located?
The property is located at 750 11th St S 101 Naples, FL.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: Prime Olde Naples location, highly desirable coastal setting.; First‑floor convenience with **2,722 square feet of space.**; Efficient layout featuring eight private offices, conference room, kitchenette, and two bathrooms.
