Flex/Warehouse with New TPO
For Sale
Contact for pricing
837 Miramar St, Cape Coral, FL 33904
Flex/warehouse building just off Cape Coral Parkway with recent roof, A/C, and full sprinkler system upgrades.
Property Size8,300 SF
Price / SF$228.92
Days on Market162
Property Features for 837 Miramar St
General Information
Standard status
Active
Size
8,300 SF
Property subtype
INDUSTRIAL
Additional Details
Sprinkler System
Yes
Listing Agency:
Commercial Real Estate Services of SWFL, Inc.
(239) 980-0081
Listed By:
Carlos Acosta, CCIM · License #BK3161197
(239) 823-0115
Source:
Moodyscre
Added: Apr 7
Changed: Sep 3
Last Checked: Sep 15 at 10:19AM
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 Commercial Real Estate Services of SWFL, Inc.
Investment Insights
Based on property information with market context.
This flex/warehouse property is designed to support a variety of business uses and includes recent major improvements. The building features a new TPO roof, new A/C systems, and a full sprinkler system, along with a flexible overall layout and functional design.
The property is located just off Cape Coral Parkway, placing it in a highly accessible Cape Coral setting. It is also described as being near Downtown Cape Coral, supporting convenient day-to-day operations.
With a total building size of 8,300 SF, the space is well suited for an owner-user or for an investor looking for a versatile commercial asset with long-term utility.
The property is located just off Cape Coral Parkway, placing it in a highly accessible Cape Coral setting. It is also described as being near Downtown Cape Coral, supporting convenient day-to-day operations.
With a total building size of 8,300 SF, the space is well suited for an owner-user or for an investor looking for a versatile commercial asset with long-term utility.
Key Highlights
- 8,300 SF flex/warehouse building
- New TPO roof
- New A/C systems
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
$90,798
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
4.78%
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%
$1,815,960
$1.8M
Cap Rate 7%
$1,297,114
$1.3M
Cap Rate 9%
$1,008,867
$1.0M
Market Conditions
NOI Build-Up for 8,300 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
$149.4K $18.00/SF
− Vacancy
−$9.7K −$1.17/SF
EGI
$139.7K $16.83/SF
− OpEx
−$48.9K −$5.89/SF
NOI
$90.8K $10.94/SF
Area
Cape Coral, FL
Vacancy
6.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,815,960
Cap Rate 7%
$1,297,114
Cap Rate 9%
$1,008,867
Alternative Uses
Best Use
Flex RnD
$1.30M
$1.13M – $1.51M
NOI $90,798 @ 7.0% cap · market cap 4.78%
Second Best
Warehouse
$1.21M
$1.06M – $1.41M
NOI $84,626 @ 7.0% cap · market cap 4.45%
Theoretical Best
Office A
$2.15M
$1.88M – $2.51M
NOI $150,755 @ 7.0% cap · market cap 7.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
2,280
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Catering By Jack & Michael — 4708 SE 8th Ct, Cape Coral, FL 33904
- Taco Works — 1017B Cape Coral Pkwy E, Cape Coral, FL 33904
- Red Roc Cravings — 1413 Cape Coral Pkwy E, Cape Coral, FL 33904
Frequently Asked Questions
What type of property is this?
Flex space - Flex/warehouse building just off Cape Coral Parkway with recent roof, A/C, and full sprinkler system upgrades.
Where is this flex space located?
The property is located at 837 Miramar St Cape Coral, FL.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: 8,300 SF flex/warehouse building; New TPO roof; New A/C systems
