Climate-Controlled Self Storage
For Sale
$879,000
9946 Tuscany, Fort Myers, FL 33967
Commercial Sale, Fort Myers, FL
Property Size2,200 SF
Lot Size4.75 Acres
Price / SF$399.55
Days on Market310
Property Features for 9946 Tuscany
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CPD
Security features
Security
Fencing
Fenced
Directions
Exit I-75 on either Alco Rd or Corkscrew. Take Three Oaks to Estero Pkwy. Site just East of I-75 on N side of Pkwy. Or Tamiami to Estero Pkwy and head East.
Subdivision
5940 - Other Florida County
Standard status
Active
APN
22462500010011090
Size
2,200 SF
Lot size
4.75 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
W 1/2 OF SE 1/4 DESC IN OR 4487 PG 3115
Legal Description
W 1/2 OF SE 1/4 DESC IN OR 4487 PG 3115
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Amenities
full bathrooms
laundry hook-ups
mezzanines
climate-controlled protection
washing and detailing areas
24/7 security and access
Building Details
Year built
2026
Floors in Building
1
Number of units
40
Flooring type
Concrete
Building materials
Block
Listing Agency:
Serhant
(561) 929-7999
Listed By:
Ronald DeChambeau · License #3320795
(772) 485-9562
Added: Nov 7, 2025
Changed: Sep 11
Last Checked: Sep 13 at 2:06PM
MLS# F10535670
Copyright © 2026 BeachesMLS. 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.
Unit A is a 2,200-square-foot self storage space within Estero Motorplex, a 40-unit automotive and motorcoach storage community. The unit includes a full bathroom, laundry hookups, and a mezzanine, with block construction and concrete flooring. Central heating, central air, and ceiling fans support the interior environment, while the property includes washing and detailing areas, climate-controlled protection, and 24/7 security and access.
The community occupies 4.75 acres near Estero Parkway and west of I-75 in Fort Myers. The property is fenced, served by public water and public sewer, and built in 2026. CPD zoning applies to the site.
The community occupies 4.75 acres near Estero Parkway and west of I-75 in Fort Myers. The property is fenced, served by public water and public sewer, and built in 2026. CPD zoning applies to the site.
Key Highlights
- Unit A contains 2,200 SF of storage space
- Part of a 40‑unit automotive and motorcoach storage community
- Full bathroom, laundry hookups, and mezzanine included
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
$28,860
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
3.28%
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%
$577,200
$577.2K
Cap Rate 7%
$412,286
$412.3K
Cap Rate 9%
$320,667
$320.7K
Market Conditions
NOI Build-Up for 2,200 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
$42.5K $19.32/SF
− Vacancy
−$1.3K −$0.58/SF
EGI
$41.2K $18.74/SF
− OpEx
−$12.4K −$5.62/SF
NOI
$28.9K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /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%
$577,200
Cap Rate 7%
$412,286
Cap Rate 9%
$320,667
Alternative Uses
Best Use
Retail
$412.3K
$360.8K – $481.0K
NOI $28,860 @ 7.0% cap · market cap 3.28%
Second Best
Self Storage
$331.5K
$290.0K – $386.7K
NOI $23,202 @ 7.0% cap · market cap 2.64%
Theoretical Best
Office A
$692.4K
$605.9K – $807.8K
NOI $48,470 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
123
Businesses Nearby
Explore this area
Business Placement
Demographics for 33967, FL
28,174
Population
11,685
Households
2.4
Avg Household Size
35
Median Age
36%
College-Educated
92%
High-School Grad
7.6 sq mi
ZIP Area
3,707
Density / Sq Mi
$84,787
Median Household Income
$48,792
Median Earnings
$1,695
Median Rent
$321,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Unit A offers a finished storage configuration with a bathroom, laundry hookups, and mezzanine space.
Where is this self storage facility located?
The property is located at 9946 Tuscany Fort Myers, FL.
What is the asking price?
The asking price for this property is $879,000.
What are key features of this property?
This property features: Unit A contains 2,200 SF of storage space; Part of a 40‑unit automotive and motorcoach storage community; Full bathroom, laundry hookups, and mezzanine included
