New Retail Unit with Vanilla
For Sale
$684,140
8156 Alico Road #4, Fort Myers, FL 33912
Brand-new retail unit delivered in vanilla shell, positioned for visibility and convenient access on a major Southwest Florida corridor.
Property Size1,580 SF
Days on Market49
Property Features for 8156 Alico Road #4
General Information
Standard status
Active
Size
1,580 SF
Total Parking Spaces
76
Site & Location
Traffic Count
80,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
1,580 SF
Year Built
2026
Buildings
1
Stories
1
Listing Agency:
Colfax Realty International Inc
(305) 333-7899
Listed By:
Carmen E De Jongh · License #A11954454
(305) 333-7899
Source:
Laerrealty
Added: Jul 7
Changed: Aug 8
Last Checked: Aug 24 at 3:15AM
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.
Alico L7 Plaza presents newly delivered commercial space designed for immediate buildout. The available retail unit is delivered in VANILLA SHELL, giving an owner-user or operator a straightforward starting point to customize the interior for their specific concept. The plaza offers modern retail units with flexible layouts, with units averaging 1,545 square feet.
Located along Alico Road near I-75 in Fort Myers, the development is positioned for strong day-to-day drive-by exposure. The property is described as serving an established and affluent customer base, supported by proximity to major retailers. Public remarks cite more than 80,000 vehicles passing daily along the corridor, along with convenient access for customers and staff.
This unit suits a range of commercial uses, including retail, professional offices, boutique gyms, showrooms, and service businesses, depending on the buildout needed for the tenant’s program. With the space delivered in vanilla shell, it is well-suited for buyers and operators who want to control layout and finishes from the outset while benefiting from the plaza’s modern configuration and prominent roadside location.
Located along Alico Road near I-75 in Fort Myers, the development is positioned for strong day-to-day drive-by exposure. The property is described as serving an established and affluent customer base, supported by proximity to major retailers. Public remarks cite more than 80,000 vehicles passing daily along the corridor, along with convenient access for customers and staff.
This unit suits a range of commercial uses, including retail, professional offices, boutique gyms, showrooms, and service businesses, depending on the buildout needed for the tenant’s program. With the space delivered in vanilla shell, it is well-suited for buyers and operators who want to control layout and finishes from the outset while benefiting from the plaza’s modern configuration and prominent roadside location.
Key Highlights
- Year built: 2026—brand‑new commercial development along Alico Road near I‑75
- Retail units with flexible layouts averaging 1,545 sq. ft.
- Over 80,000 vehicles passing daily on Alico Road
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
$27,152
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
3.97%
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%
$543,040
$543.0K
Cap Rate 7%
$387,886
$387.9K
Cap Rate 9%
$301,689
$301.7K
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
$39.4K $24.96/SF
− Vacancy
−$3.2K −$2.05/SF
EGI
$36.2K $22.91/SF
− OpEx
−$9.1K −$5.73/SF
NOI
$27.2K $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%
$543,040
Cap Rate 7%
$387,886
Cap Rate 9%
$301,689
Alternative Uses
Best Use
Office B
$387.9K
$339.4K – $452.5K
NOI $27,152 @ 7.0% cap · market cap 3.97%
Second Best
Retail
$296.1K
$259.1K – $345.5K
NOI $20,727 @ 7.0% cap · market cap 3.03%
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
Property Profile
Current Use
Lease Details
80,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
Explore this area
Business Placement
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Brand-new retail unit delivered in vanilla shell, positioned for visibility and convenient access on a major Southwest Florida corridor.
Where is this retail space located?
The property is located at 8156 Alico Road #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: Year built: 2026—brand‑new commercial development along Alico Road near I‑75; Retail units with flexible layouts averaging 1,545 sq. ft.; Over 80,000 vehicles passing daily on Alico Road
