Automotive Storage Unit With
For Sale
$807,000
B-9946 Via Tuscany Ln, Fort Myers, FL 33913
Climate-controlled space includes a bathroom, laundry hookups, and access to vehicle washing and detailing areas.
Property Size2,013 SF
Price / SF$400.89
Days on Market236
Property Features for B-9946 Via Tuscany Ln
General Information
Standard status
Active
Size
2,013 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Self-Storage Units
1
Amenities
climate-controlled protection
washing and detailing areas
24/7 security and access
full bathrooms
laundry hook-ups
mezzanines
Listing Agency:
Serhant
(772) 485-9562
Listed By:
Ronald DeChambeau · License #3320795
(772) 485-9562
Source:
Exprealty
Added: Jan 6
Changed: Aug 30
Last Checked: Aug 30 at 1:12PM
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 Serhant
Investment Insights
Based on property information with market context.
Unit B comprises 2,013 square feet within a 40-unit automotive and motorcoach storage community. The unit includes a full bathroom, laundry hookups, and a mezzanine, with space designed for storing vehicles and related possessions. Climate control supports protected indoor storage, while on-site washing and detailing areas add practical functionality.
Security and property access are available 24/7. The community is located west of I-75 on Estero Parkway and includes customizable units ranging from 1,300 to more than 2,750 square feet. This offering is specifically for Unit B.
Security and property access are available 24/7. The community is located west of I-75 on Estero Parkway and includes customizable units ranging from 1,300 to more than 2,750 square feet. This offering is specifically for Unit B.
Key Highlights
- Unit B contains 2,013 SF of automotive 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
$26,407
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
3.27%
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%
$528,140
$528.1K
Cap Rate 7%
$377,243
$377.2K
Cap Rate 9%
$293,411
$293.4K
Market Conditions
NOI Build-Up for 2,013 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
$38.9K $19.32/SF
− Vacancy
−$1.2K −$0.58/SF
EGI
$37.7K $18.74/SF
− OpEx
−$11.3K −$5.62/SF
NOI
$26.4K $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%
$528,140
Cap Rate 7%
$377,243
Cap Rate 9%
$293,411
Alternative Uses
Best Use
Retail
$377.2K
$330.1K – $440.1K
NOI $26,407 @ 7.0% cap · market cap 3.27%
Second Best
Warehouse
$293.2K
$256.6K – $342.1K
NOI $20,524 @ 7.0% cap · market cap 2.54%
Theoretical Best
Office A
$633.6K
$554.4K – $739.2K
NOI $44,350 @ 7.0% cap · market cap 5.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
125
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Automotive property - Climate-controlled space includes a bathroom, laundry hookups, and access to vehicle washing and detailing areas.
Where is this automotive property located?
The property is located at B-9946 Via Tuscany Ln Fort Myers, FL.
What is the asking price?
The asking price for this property is $807,000.
What are key features of this property?
This property features: Unit B contains 2,013 SF of automotive storage space; Part of a 40‑unit automotive and motorcoach storage community; Full bathroom, laundry hookups, and mezzanine included
