Freestanding Medical Office
New
For Sale
Contact for pricing
7981 GLADIOLUS DR, Fort Myers, FL 33908
Configured for healthcare users with private rooms, reception, and open work areas.
Property Size9,206 SF
Lot Size0.95 Acres
Price / SF$342.17
Days on Market7
Property Features for 7981 GLADIOLUS DR
General Information
Standard status
Active
Size
9,206 SF
Class
B
Lot size
0.95 Acres
Property subtype
Office
Zoning
CN-2
Additional Details
Road Access
Yes
Amenities
covered entrance
attractive landscaping
pylon signage
conference rooms
Building Details
Year Built
2004
Buildings
1
Stories
1
Units
1
Building Size
9,206 SF
Listing Agency:
Mayhugh Commercial Advisors
Listed By:
Chase Mayhugh, SIOR, CCIM · License #BK3053987
(239) 898-9685
Source:
Crexi
Added: Aug 28
Changed: Sep 1
Last Checked: Sep 3 at 3:21AM
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 Mayhugh Commercial Advisors
Investment Insights
Based on property information with market context.
This 9,206 SF freestanding medical office building, constructed in 2004, occupies 0.95 acres along Gladiolus Drive in Fort Myers. The interior includes a substantial lobby and waiting area, 20 private offices or exam rooms, nurses’ stations, open work areas, conference rooms, reception, staff lounge, storage, and four restrooms. Several exam rooms include existing plumbing, supporting medical or dental build-outs. Building and pylon signage, a covered entrance, landscaping, and 40+ parking spaces complete the property’s physical setup.
The property is positioned between Gulf Coast Medical Center and Lee Health’s HealthPark Medical Center. CN-2 zoning is in place, and the layout supports healthcare and professional office operations, including medical, dental, veterinary, therapy, law, financial services, and corporate users.
The property is positioned between Gulf Coast Medical Center and Lee Health’s HealthPark Medical Center. CN-2 zoning is in place, and the layout supports healthcare and professional office operations, including medical, dental, veterinary, therapy, law, financial services, and corporate users.
Key Highlights
- 9,206 SF freestanding medical office building on 0.95 acres
- 20 private offices or exam rooms with several rooms plumbed
- 40+ parking spaces, building signage, and pylon signage
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
$158,205
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
5.02%
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%
$3,164,100
$3.2M
Cap Rate 7%
$2,260,071
$2.3M
Cap Rate 9%
$1,757,833
$1.8M
Market Conditions
NOI Build-Up for 9,206 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
$229.8K $24.96/SF
− Vacancy
−$18.8K −$2.05/SF
EGI
$210.9K $22.91/SF
− OpEx
−$52.7K −$5.73/SF
NOI
$158.2K $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%
$3,164,100
Cap Rate 7%
$2,260,071
Cap Rate 9%
$1,757,833
Alternative Uses
Best Use
Office B
$2.26M
$1.98M – $2.64M
NOI $158,205 @ 7.0% cap · market cap 5.02%
Second Best
Healthcare Medical
$1.65M
$1.44M – $1.92M
NOI $115,233 @ 7.0% cap · market cap 3.66%
Theoretical Best
Office A
$2.90M
$2.54M – $3.38M
NOI $202,827 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
471
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 33908, FL
43,110
Population
32,067
Households
1.3
Avg Household Size
63
Median Age
44%
College-Educated
96%
High-School Grad
34.2 sq mi
ZIP Area
1,261
Density / Sq Mi
$74,711
Median Household Income
$50,063
Median Earnings
$1,829
Median Rent
$346,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Summerlin Animal Hospital — 15880 Summerlin Rd #111, Fort Myers, FL 33908
- Ankenbrandt John DVM — 15880 Summerlin Rd # 111, Fort Myers, FL 33908
- James S Wilson DVM — 7246 coca sabal ln, fort myers, fl 33908
Frequently Asked Questions
What type of property is this?
Medical Office Space - Configured for healthcare users with private rooms, reception, and open work areas.
Where is this medical office space located?
The property is located at 7981 GLADIOLUS DR Fort Myers, FL.
What is the asking price?
The asking price for this property is $3,150,000.
What are key features of this property?
This property features: 9,206 SF freestanding medical office building on 0.95 acres; 20 private offices or exam rooms with several rooms plumbed; 40+ parking spaces, building signage, and pylon signage
