Industrial-Flex Condominium
For Sale
$379,000
A26-12960 Commerce Lakes Dr, Fort Myers, FL 33913
One-story flex unit with air-conditioned office and warehouse space, including a 10' x 14' roll-up door.
Property Size1,475 SF
Price / SF$256.95
Days on Market62
Property Features for A26-12960 Commerce Lakes Dr
General Information
Standard status
Active
Size
1,475 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
18 ft
Drive-In Doors
1
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$4,298
Building Details
Year Built
2007
Stories
1
Listing Agency:
Phil Deems Real Estate
(239) 945-4545
Listed By:
Philip A Deems · License #258033389
(239) 478-0056
Source:
Exprealty
Added: Jul 6
Changed: Aug 28
Last Checked: Sep 4 at 12:51PM
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 Phil Deems Real Estate
Investment Insights
Based on property information with market context.
This one-story industrial-flex condominium unit provides a mix of finished office and warehouse space suitable for light industrial, warehousing, showroom, contractor, or professional office use. The layout includes approximately 355 SF of air-conditioned office/reception area with tile flooring and a half-bath, along with approximately 1,120 SF of warehouse space. Warehouse features include an 18' clear ceiling height and one 10' x 14' electric roll-up overhead door. The unit is built with concrete tilt-up construction, has hurricane impact glass windows, and includes central air conditioning and heating with a new A/C unit installed in 2021. Electrical service is listed as 3-Phase (approximately 225 amps, 208/120 volts).
The property is located in the established Worthington Park of Commerce within the Gateway area, off Daniels Parkway, offering quick access to I-75 and Southwest Florida International Airport (RSW), as well as major regional corridors.
As a condominium unit within the complex, it is subject to quarterly CAM fees listed as $900.
The property is located in the established Worthington Park of Commerce within the Gateway area, off Daniels Parkway, offering quick access to I-75 and Southwest Florida International Airport (RSW), as well as major regional corridors.
As a condominium unit within the complex, it is subject to quarterly CAM fees listed as $900.
Key Highlights
- 1,475 SF one‑story industrial/flex condominium unit in Worthington Park of Commerce (built 2007)
- Finished office/reception area with tile floors and half‑bath: approx. 355 SF, with air conditioning
- Warehouse space approx. 1,120 SF with 18' clear ceiling height and one 10' x 14' electric roll‑up overhead door
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
$25,348
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
6.69%
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%
$506,960
$507.0K
Cap Rate 7%
$362,114
$362.1K
Cap Rate 9%
$281,644
$281.6K
Market Conditions
NOI Build-Up for 1,475 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
$36.8K $24.96/SF
− Vacancy
−$3.0K −$2.05/SF
EGI
$33.8K $22.91/SF
− OpEx
−$8.4K −$5.73/SF
NOI
$25.3K $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%
$506,960
Cap Rate 7%
$362,114
Cap Rate 9%
$281,644
Alternative Uses
Best Use
Office B
$362.1K
$316.9K – $422.5K
NOI $25,348 @ 7.0% cap · market cap 6.69%
Second Best
Flex RnD
$230.5K
$201.7K – $268.9K
NOI $16,136 @ 7.0% cap · market cap 4.26%
Theoretical Best
Office A
$464.2K
$406.2K – $541.6K
NOI $32,497 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
18 ft
Clear height
1
Drive-in doors
Yes
Heavy power
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
343
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 33913, FL
28,216
Population
16,026
Households
1.8
Avg Household Size
54
Median Age
47%
College-Educated
95%
High-School Grad
101.0 sq mi
ZIP Area
279
Density / Sq Mi
$106,925
Median Household Income
$54,341
Median Earnings
$1,914
Median Rent
$439,200
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?
Flex space - One-story flex unit with air-conditioned office and warehouse space, including a 10' x 14' roll-up door.
Where is this flex space located?
The property is located at A26-12960 Commerce Lakes Dr Fort Myers, FL.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 1,475 SF one‑story industrial/flex condominium unit in Worthington Park of Commerce (built 2007); Finished office/reception area with tile floors and half‑bath: approx. 355 SF, with air conditioning; Warehouse space approx. 1,120 SF with 18' clear ceiling height and one 10' x 14' electric roll‑up overhead door
