Vanilla Shell Retail/Office
For Sale
$684,140
8156 Alico Road #Unit 2, Fort Myers, FL 33912
Modern retail-and-office suite in a new Alico corridor plaza, delivered in vanilla shell for flexible buildout.
Property Size1,580 SF
Days on Market48
Property Features for 8156 Alico Road #Unit 2
General Information
Standard status
Active
Size
1,580 SF
Total Parking Spaces
76
Zoning
COMMERCIAL
Additional Details
Traffic Count
80,000 vehicles/day
Building Details
Building Size
1,580 SF
Year Built
2025
Buildings
1
Stories
1
Listing Agency:
Colfax Realty International Inc
(305) 333-7899
Listed By:
Carmen E De Jongh · License #3238703
(305) 333-7899
Source:
Laerrealty
Added: Jul 7
Changed: Aug 14
Last Checked: Aug 23 at 2:54AM
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 constructed retail units designed for owner-users looking to establish or expand their business. Unit 2 is delivered in vanilla shell, giving an end user the opportunity to tailor the interior to their brand and operating needs. The project is described as offering flexible layouts suitable for a range of concepts.
The plaza is positioned along Alico Road near I-75 in Southwest Florida, with the property remarking on strong day-to-day visibility and convenient access. The traffic context provided is over 80,000 vehicles passing daily, and the development is noted to be adjacent to major retailers.
This unit format can work well for tenants and operators seeking a new-build space that supports retail, professional office use, boutique gyms, showrooms, and service businesses. With the vanilla shell delivery, the space is particularly relevant for users who want to control the buildout while benefiting from the plaza’s retail-oriented setting along a heavily traveled corridor.
The plaza is positioned along Alico Road near I-75 in Southwest Florida, with the property remarking on strong day-to-day visibility and convenient access. The traffic context provided is over 80,000 vehicles passing daily, and the development is noted to be adjacent to major retailers.
This unit format can work well for tenants and operators seeking a new-build space that supports retail, professional office use, boutique gyms, showrooms, and service businesses. With the vanilla shell delivery, the space is particularly relevant for users who want to control the buildout while benefiting from the plaza’s retail-oriented setting along a heavily traveled corridor.
Key Highlights
- Year built: 2025—brand‑new commercial development in Southwest Florida’s Alico corridor
- Commercial retail‑and‑office suites with flexible layouts averaging 1,545 sq. ft.
- Delivered in vanilla shell for flexible buildout
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
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 - Modern retail-and-office suite in a new Alico corridor plaza, delivered in vanilla shell for flexible buildout.
Where is this retail space located?
The property is located at 8156 Alico Road #Unit 2 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: 2025—brand‑new commercial development in Southwest Florida’s Alico corridor; Commercial retail‑and‑office suites with flexible layouts averaging 1,545 sq. ft.; Delivered in vanilla shell for flexible buildout
