New Retail Plaza Investment
For Sale
$684,140
8156 Alico Road #Unit 3, Fort Myers, FL 33912
Newly built retail plaza with strong tenants and attractive returns.
Property Size1,580 SF
Days on Market179
Property Features for 8156 Alico Road #Unit 3
General Information
Standard status
Active
Size
1,580 SF
Total Parking Spaces
76
Zoning
COMMERCIAL
Building Details
Building Size
1,580 SF
Year Built
2025
Buildings
1
Stories
1
Listing Agency:
Colfax Realty International Inc
Listed By:
Carmen E De Jongh · License #A11954454
(305) 333-7899
Source:
Laerrealty
Added: Mar 10
Changed: Sep 3
Last Checked: Sep 2 at 1:49PM
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 is a newly constructed retail plaza offering an investment opportunity with leased units and established tenants. The property is located along Alico Road, a high-traffic area near I-75, with traffic exceeding 80,000 vehicles per day. The location provides proximity to national retailers. The plaza is positioned in a growing commercial corridor within Fort Myers. The property offers immediate income potential. The plaza's features include modern construction, visibility, and a tenant mix.
Key Highlights
- High‑traffic location on Alico Road near I‑75 with over 80,000 vehicles per day.
- Newly built retail plaza (Year Built: 2025).
- Leased units with strong tenants in place.
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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
502
Businesses Nearby
59k
Monthly Visits Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Carga — Stock Ct, Fort Myers, FL 33912
Frequently Asked Questions
What type of property is this?
Shopping center - Newly built retail plaza with strong tenants and attractive returns.
Where is this shopping center located?
The property is located at 8156 Alico Road #Unit 3 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: High‑traffic location on Alico Road near I‑75 with over 80,000 vehicles per day.; Newly built retail plaza (Year Built: 2025).; Leased units with strong tenants in place.
