Leased Retail
For Sale
$899,000
820 Cape Coral Parkway E, Cape Coral, FL 33904
CommercialSale, Cape Coral, FL
Property Size2,100 SF
Lot Size0.07 Acres
Price / SF$428.10
Days on Market234
Property Features for 820 Cape Coral Parkway E
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
SC
Directions
follow GPS
Subdivision
CC11 - Cape Coral Unit 1, 2, 4-6
Standard status
Active
APN
18-45-24-C1-00060.0330
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
CAPE CORAL UNIT 6 PART 3 BLK 60 PB 11 PG 77 LOT 33
Tax Annual Amount
2899
Legal Description
CAPE CORAL UNIT 6 PART 3 BLK 60 PB 11 PG 77 LOT 33
Building Details
Year built
1965
Floors in Building
1
Listing Agency:
The Keyes Company
(239) 323-2883
Listed By:
Ellen Stinson · License #258020980
(239) 470-0591
Added: Jan 9
Changed: Aug 27
Last Checked: Aug 31 at 6:06PM
MLS# 2025021113
Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,100+/- SF commercial storefront occupies a 3,115+/- SF lot at 820 Cape Coral Parkway E in Cape Coral. Built in 1965, the property has been remodeled and received a new roof in 2-2023. The building is currently leased to a vape shop under a 5-year lease, with showings available by appointment only and no tenant disturbance requested.
The property is positioned along Cape Coral Parkway E within an active commercial corridor. Its land-use framework includes the Downtown Mixed-Use Future Land Use District and the South Cape Zoning District. The site may also be acquired with 817 & 819 Lafayette St, located behind the property, as part of a larger assemblage.
The property is positioned along Cape Coral Parkway E within an active commercial corridor. Its land-use framework includes the Downtown Mixed-Use Future Land Use District and the South Cape Zoning District. The site may also be acquired with 817 & 819 Lafayette St, located behind the property, as part of a larger assemblage.
Key Highlights
- 2,100+/- SF commercial building on a 3,115+/- SF lot
- Currently leased to a vape shop under a 5‑year lease
- New roof completed 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
2,306
Businesses Nearby
203k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 43%
Dining 30%
Groceries 14%
Home Improvements & Furnishings 8%
Winn-Dixie
Groceries
28,327 visits/mo
0.3 miles
McDonald's
Dining
18,781 visits/mo
0.4 miles
7-Eleven
Shops & Services
18,620 visits/mo
0.4 miles
Starbucks
Dining
16,098 visits/mo
0.1 miles
Vision Ace Hardware
Home Improvements & Furnishings
14,318 visits/mo
0.2 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
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Similar Off Market Nearby
- Rosales Flowers — 403 Cape Coral Pkwy E, Cape Coral, FL 33904
Frequently Asked Questions
What type of property is this?
Storefront property - Existing five-year occupancy provides an established commercial use along Cape Coral Parkway E.
Where is this storefront property located?
The property is located at 820 Cape Coral Parkway 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; Currently leased to a vape shop under a 5‑year lease; New roof completed 2‑2023
