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    13451 Mcgregor Blvd Fort Myers, FL 33919

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    For Lease
    Contact for pricing

    Prime Fort Myers location, upscale shops & restaurants.

    Lot size:
    39,664 SF

    Property Features for 13451 Mcgregor Blvd

    General Information

    Property type
    Restaurants
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    39,664 SF
    Class
    B
    Total Rate
    31400.67

    Building Details

    Year Built
    1977
    Stories
    2

    Spaces For Lease

    at 13451 Mcgregor Blvd, Fort Myers, FL 33919 Contact us
    Unit 32

    $9 /Mo

    Size
    1,305 SF
    Contact us

    We can help!

    Listing Contact
    Justin Ankney, Ccim
    Justin Ankney, Ccim

    Listing Agency: Mayhugh Commercial Advisors Listing Agent: Justin Ankney, Ccim

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Cypress Square, a two-story Class B commercial building, presents a unique investment opportunity in Fort Myers, Florida. This 39,664 square foot property sits on 3.85 acres of land and boasts a desirable location at the intersection of McGregor Blvd. and Cypress Lake Dr., offering exceptional visibility and accessibility. The building, constructed in 1977, features a mix of office and retail spaces, currently operating under multiple tenancies. One available office space of 1,305 square feet is currently listed. The property is zoned C-1 (Lee County) and its APN is 21452400000090000. Cypress Square benefits from ample parking, creating a convenient experience for both tenants and customers. The center enjoys a park-like setting and is home to established businesses, including Prawnbroker and Blue Sushi, indicating a strong tenant base and a thriving commercial environment. This property offers a blend of established tenants and a readily available space, making it an attractive option for investors seeking a well-located and established commercial property in the vibrant South Fort Myers market. The property's address is 13451 McGregor Blvd, Fort Myers, FL 33919.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Pixel+Page Design Group Marketing & Advertising East & Greenwell Insurance ... Insurance Agency Ritual Space Gym & Fitness Center BLANC Restaurant STUDIO H HAIR ... Hair Salon

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.9130474
    Latitude
    26.5453914

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    FAQs

    What type of property is this?
    Restaurant - Prime Fort Myers location, upscale shops & restaurants.
    Where is this restaurant located?
    The property is located at 13451 Mcgregor Blvd Fort Myers, FL.
    What is the lease rate?
    The lease rate is $9 SF/Yr.
    What are key features of this property?
    This property features: Park-like setting.; High-profile retail and office center.; McGregor Blvd. & Cypress Lake Dr. intersection location.
    Request Owner's contact information
    13451 Mcgregor Blvd Fort Myers, FL 33919
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    13451 Mcgregor Blvd Fort Myers, FL 33919
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Justin Ankney, Ccim
    Justin Ankney, Ccim
    Real Estate License ID: SL3488610
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