CPD-Zoned Office
For Sale
$499,000
8991 DANIELS CENTER DRIVE, Fort Myers, FL 33912
CPD zoning supports medical, professional office, and retail uses.
Property Size1,824 SF
Price / SF$273.57
Days on Market20
Property Features for 8991 DANIELS CENTER DRIVE
General Information
Standard status
Active
Size
1,824 SF
Property subtype
Office
Zoning
CPD
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,899
Amenities
Central Air
3
Paved Driveway, Shared Driveway.
Security Lighting. County Road, Asphalt, Curbs & gutters.
Building Details
Year Built
2005
Stories
1
Listing Agency:
PREMIERE PLUS REALTY COMPANY
(239) 206-2777
Listed By:
Daniel Boyce
(239) 732-7837
Source:
Xome
Added: Aug 18
Changed: Sep 2
Last Checked: Sep 6 at 5:40AM
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 PREMIERE PLUS REALTY COMPANY
Investment Insights
Based on property information with market context.
This 1,824-square-foot office unit was built in 2005 and is identified as Unit 102 at 8991 Daniels Center. CPD zoning supports medical, professional office, and retail uses, providing flexibility for an owner-user seeking a dedicated commercial location.
The property is positioned along the Daniels Parkway corridor in Fort Myers, west of I-75, within Lee County’s stated growth area. Two additional units may be combined with this offering for a total of 5,472 square feet. The location records a Bike Score of 26 and a Walk Score of 2, reflecting a somewhat bikeable, car-dependent setting.
The property is positioned along the Daniels Parkway corridor in Fort Myers, west of I-75, within Lee County’s stated growth area. Two additional units may be combined with this offering for a total of 5,472 square feet. The location records a Bike Score of 26 and a Walk Score of 2, reflecting a somewhat bikeable, car-dependent setting.
Key Highlights
- 1,824‑square‑foot office unit identified as Unit 102
- CPD zoning supports medical, professional office, and retail uses
- Built in 2005
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
$31,345
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
6.28%
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%
$626,900
$626.9K
Cap Rate 7%
$447,786
$447.8K
Cap Rate 9%
$348,278
$348.3K
Market Conditions
NOI Build-Up for 1,824 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
$45.5K $24.96/SF
− Vacancy
−$3.7K −$2.05/SF
EGI
$41.8K $22.91/SF
− OpEx
−$10.4K −$5.73/SF
NOI
$31.3K $17.18/SF
Area
Lee County, FL
Vacancy
8.20%
Lease Rate
$24.96 /SF/Yr
Expense Ratio
25.00%
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%
$626,900
Cap Rate 7%
$447,786
Cap Rate 9%
$348,278
Alternative Uses
Best Use
Office B
$447.8K
$391.8K – $522.4K
NOI $31,345 @ 7.0% cap · market cap 6.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$574.1K
$502.3K – $669.8K
NOI $40,186 @ 7.0% cap · market cap 8.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - CPD zoning supports medical, professional office, and retail uses.
Where is this office units located?
The property is located at 8991 DANIELS CENTER DRIVE Fort Myers, FL.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: 1,824‑square‑foot office unit identified as Unit 102; CPD zoning supports medical, professional office, and retail uses; Built in 2005
