Downtown Storefront
For Sale
$899,000
820 Cape Coral Pkwy E, Cape Coral, FL 33904
Leased commercial building along Cape Coral Parkway with recent roof and interior improvements.
Property Size2,100 SF
Lot Size0.07 Acres
Price / SF$428.10
Days on Market275
Property Features for 820 Cape Coral Pkwy E
General Information
Standard status
Active
Size
2,100 SF
Lot size
0.07 Acres
Property subtype
Commercial
Zoning
South Cape Zoning District
Building Details
Year Built
1965
Buildings
1
Tenancy
Single
Listing Agency:
The Keyes Company
(239) 470-0591
Listed By:
Ellen Stinson · License #258020980
Source:
Naplesareahomesearch
Added: Nov 27, 2025
Changed: Aug 28
Last Checked: Aug 28 at 8:27PM
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 The Keyes Company
Investment Insights
Based on property information with market context.
This 2,100-square-foot storefront property occupies a 3,115-square-foot lot at 820 Cape Coral Pkwy E. Built in 1965, the building is leased to a vape shop under a 5-year lease. Property improvements include a new roof completed in 2-2023 and a recent remodel.
The site is positioned along Cape Coral Parkway in Downtown Cape, within the Downtown Mixed-Use Future Land Use District and the South Cape Zoning District. The property may also be acquired with 817 and 819 Lafayette St, which are located behind the subject property, creating an assemblage option for future expansion or redevelopment.
The site is positioned along Cape Coral Parkway in Downtown Cape, within the Downtown Mixed-Use Future Land Use District and the South Cape Zoning District. The property may also be acquired with 817 and 819 Lafayette St, which are located behind the subject property, creating an assemblage option for future expansion or redevelopment.
Key Highlights
- 2,100 SF commercial building on a 3,115 SF lot
- Leased to a vape shop under a 5‑year lease
- New roof completed in 2‑2023
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
$31,668
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
3.52%
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%
$633,360
$633.4K
Cap Rate 7%
$452,400
$452.4K
Cap Rate 9%
$351,867
$351.9K
Market Conditions
NOI Build-Up for 2,100 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
$46.1K $21.96/SF
− Vacancy
−$876 −$0.42/SF
EGI
$45.2K $21.54/SF
− OpEx
−$13.6K −$6.46/SF
NOI
$31.7K $15.08/SF
Area
Cape Coral, FL
Vacancy
1.90%
Lease Rate
$21.96 /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%
$633,360
Cap Rate 7%
$452,400
Cap Rate 9%
$351,867
Alternative Uses
Best Use
Retail
$452.4K
$395.9K – $527.8K
NOI $31,668 @ 7.0% cap · market cap 3.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$544.9K
$476.8K – $635.7K
NOI $38,143 @ 7.0% cap · market cap 4.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
369
Businesses Nearby
13k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
7-Eleven
Shops & Services
13,437 visits/mo
0.0 miles
Demographics for 33904, FL
32,029
Population
20,401
Households
1.6
Avg Household Size
56
Median Age
29%
College-Educated
95%
High-School Grad
9.7 sq mi
ZIP Area
3,302
Density / Sq Mi
$66,933
Median Household Income
$43,829
Median Earnings
$1,665
Median Rent
$347,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Leased commercial building along Cape Coral Parkway with recent roof and interior improvements.
Where is this storefront property located?
The property is located at 820 Cape Coral Pkwy E Cape Coral, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 2,100 SF commercial building on a 3,115 SF lot; Leased to a vape shop under a 5‑year lease; New roof completed in 2‑2023
