First-Floor Office
For Sale
$999,900
Pending
750 11th St S Unit 101, Naples, FL 34102
Professional office suite with private rooms, client-facing areas, and convenient access in Olde Naples.
Property Size2,722 SF
Days on Market216
Property Features for 750 11th St S Unit 101
General Information
Standard status
Pending
Size
2,722 SF
Total Parking Spaces
1
Property subtype
Commercial
Space & Availability
Floor
1
Furnished
No
Building Details
Year Built
1990
Listing Agency:
Poteet Properties, Inc.
(239) 825-2295
Listed By:
Tony Mendes
Source:
Naplespropertyguide
Added: Jan 25
Changed: Aug 29
Last Checked: Aug 25 at 7:21AM
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.
This 2,722-square-foot first-floor office unit, built in 1990, combines a practical professional layout with established interior features. The suite includes a reception area, eight private offices, a conference room, kitchenette, two bathrooms, and a generously sized workroom. Large windows with plantation shutters bring natural light to the space, while the existing built-in reception desk supports an organized client arrival area.
One covered parking space is reserved for the owner or tenant, with additional on-site parking and street parking along 11th St S and 8th Ave S. The property is in Olde Naples, near restaurants and retailers, providing a neighborhood setting with convenient access to daily amenities. Existing furniture may also be included.
One covered parking space is reserved for the owner or tenant, with additional on-site parking and street parking along 11th St S and 8th Ave S. The property is in Olde Naples, near restaurants and retailers, providing a neighborhood setting with convenient access to daily amenities. Existing furniture may also be included.
Key Highlights
- 2,722 square feet of first‑floor office space
- Eight private offices plus a conference room
- Reception area, kitchenette, two bathrooms, and large workroom
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
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 - Professional office suite with private rooms, client-facing areas, and convenient access in Olde Naples.
Where is this office units located?
The property is located at 750 11th St S Unit 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: 2,722 square feet of first‑floor office space; Eight private offices plus a conference room; Reception area, kitchenette, two bathrooms, and large workroom
