Medical Office Condo For
For Sale
Contact for pricing
9125 Corsea Del Fontana Way, Naples, FL 34109
Medical office condo in Vanderbilt Galleria, fully leased.
Property Size5,471 SF
Price / SF$475.23
Days on Market106
Property Features for 9125 Corsea Del Fontana Way
General Information
Standard status
Active
Size
5,471 SF
Property subtype
Office
Zoning
PUD
Building Details
Buildings
1
Listing Agency:
Investment Properties Corporation of Naples
(239) 261-3400
Listed By:
Clint Sherwood · License #FL 3033224
Source:
Crexi
Added: May 16
Changed: Aug 15
Last Checked: Aug 29 at 2:15AM
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 Investment Properties Corporation of Naples
Investment Insights
Based on property information with market context.
This 5,471 square foot medical office condo is located off Vanderbilt Beach Road in Vanderbilt Galleria. The property is fully leased to a dermatology group. It is within walking distance to The Shoppes at Vanderbilt and is surrounded by medical, retail, office, and residential properties. The property is intended for commercial real estate use.
Key Highlights
- Fully leased to a sizeable dermatology group, providing immediate income.
- Located off Vanderbilt Beach Road in Vanderbilt Galleria, a highly desirable area.
- 5,471 +/- square feet of medical office space.
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
$112,634
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
4.33%
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%
$2,252,680
$2.3M
Cap Rate 7%
$1,609,057
$1.6M
Cap Rate 9%
$1,251,489
$1.3M
Market Conditions
NOI Build-Up for 5,471 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
$164.1K $30.00/SF
− Vacancy
−$14.0K −$2.55/SF
EGI
$150.2K $27.45/SF
− OpEx
−$37.5K −$6.86/SF
NOI
$112.6K $20.59/SF
Area
Collier County, FL
Vacancy
8.50%
Lease Rate
$30.00 /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%
$2,252,680
Cap Rate 7%
$1,609,057
Cap Rate 9%
$1,251,489
Alternative Uses
Best Use
Office B
$1.61M
$1.41M – $1.88M
NOI $112,634 @ 7.0% cap · market cap 4.33%
Second Best
Healthcare Medical
$1.05M
$916.6K – $1.22M
NOI $73,331 @ 7.0% cap · market cap 2.82%
Theoretical Best
Office A
$2.20M
$1.92M – $2.56M
NOI $153,703 @ 7.0% cap · market cap 5.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,394
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 34109, FL
26,102
Population
16,027
Households
1.6
Avg Household Size
55
Median Age
50%
College-Educated
97%
High-School Grad
12.5 sq mi
ZIP Area
2,088
Density / Sq Mi
$91,073
Median Household Income
$57,422
Median Earnings
$1,873
Median Rent
$628,700
Median Home Value
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office condo in Vanderbilt Galleria, fully leased.
Where is this medical office space located?
The property is located at 9125 Corsea Del Fontana Way Naples, FL.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Fully leased to a sizeable dermatology group, providing immediate income.; Located off Vanderbilt Beach Road in Vanderbilt Galleria, a highly desirable area.; 5,471 +/- square feet of medical office space.
