New Retail Space with Vanilla
For Sale
$684,140
8156 Alico Rd 4, Fort Myers, FL 33912
Vanilla-shell units accommodate retail, office, fitness, showroom, and service uses.
Property Size1,580 SF
Price / SF$433
Days on Market9
Property Features for 8156 Alico Rd 4
General Information
Standard status
Active
Size
1,580 SF
Additional Details
Traffic Count
80,000 vehicles/day
Building Details
Year Built
2026
Listing Agency:
Colfax Realty International Inc
Listed By:
Carmen De Jongh · License #A11954454
(305) 333-7899
Source:
Mymiahomes
Added: Sep 10
Changed: Sep 17
Last Checked: Sep 18 at 11:24AM
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 Colfax Realty International Inc
Investment Insights
Based on property information with market context.
Built in 2026, this new commercial development offers retail units delivered in vanilla-shell condition, allowing occupants to configure space for their operations. The property is positioned for retail, professional office, boutique gym, showroom, and service-business uses.
Located at 8156 Alico Rd in Fort Myers, the plaza sits along Alico Road near I-75. The corridor records over 80,000 vehicles passing daily and includes neighboring major retailers, providing a highly accessible setting for customer-facing businesses.
Located at 8156 Alico Rd in Fort Myers, the plaza sits along Alico Road near I-75. The corridor records over 80,000 vehicles passing daily and includes neighboring major retailers, providing a highly accessible setting for customer-facing businesses.
Key Highlights
- New 2026 commercial development with retail units
- Vanilla‑shell delivery condition
- Over 80,000 vehicles passing daily
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
$20,727
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
3.03%
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%
$414,540
$414.5K
Cap Rate 7%
$296,100
$296.1K
Cap Rate 9%
$230,300
$230.3K
Market Conditions
NOI Build-Up for 1,580 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
$30.5K $19.32/SF
− Vacancy
−$916 −$0.58/SF
EGI
$29.6K $18.74/SF
− OpEx
−$8.9K −$5.62/SF
NOI
$20.7K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$414,540
Cap Rate 7%
$296,100
Cap Rate 9%
$230,300
Alternative Uses
Best Use
Retail
$296.1K
$259.1K – $345.5K
NOI $20,727 @ 7.0% cap · market cap 3.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$497.3K
$435.1K – $580.2K
NOI $34,811 @ 7.0% cap · market cap 5.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
80,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
59k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
RaceTrac
Shops & Services
35,283 visits/mo
0.4 miles
7-Eleven
Shops & Services
15,525 visits/mo
0.4 miles
Family Dollar
Shops & Services
8,273 visits/mo
0.4 miles
Demographics for 33912, FL
19,146
Population
12,078
Households
1.6
Avg Household Size
61
Median Age
48%
College-Educated
97%
High-School Grad
21.2 sq mi
ZIP Area
903
Density / Sq Mi
$101,043
Median Household Income
$54,143
Median Earnings
$1,653
Median Rent
$367,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Vanilla-shell units accommodate retail, office, fitness, showroom, and service uses.
Where is this retail space located?
The property is located at 8156 Alico Rd 4 Fort Myers, FL.
What is the asking price?
The asking price for this property is $684,140.
What are key features of this property?
This property features: New 2026 commercial development with retail units; Vanilla‑shell delivery condition; Over 80,000 vehicles passing daily
