19,720 SqFt
19,720 SqFt
Key Details
Property Type Commercial
Listing Status Active
Purchase Type For Sale
Square Footage 19,720 sqft
Price per Sqft $132
MLS Listing ID 2026028242
Style Resale Property
Year Built 1983
Annual Tax Amount $19,739
Tax Year 2025
Lot Size 1.241 Acres
Acres 1.2412
Source Florida Gulf Coast
Land Area 19720
New Construction No
Property Description
Location is the headline. Gladiolus Drive is a six-lane arterial carrying roughly 21,300 vehicles per day at the frontage and about 44,600 per day, delivering exceptional visibility and signage exposure. Lee County is among the nation's fastest-growing markets, up roughly 15% since 2020 to about 876,000 residents and projected near 1,000,000 by 2045, an expanding and mobile customer base that fuels storage demand. Southwest Florida's boating and RV lifestyle and a seasonal "snowbird" influx create steady, recurring demand for drive-up and vehicle/RV storage.
The business runs almost entirely online through the Cubby AI platform: tenants reserve, lease, pay, and manage autopay from any device, while machine-learning revenue management moves customers in at promotional rates and steps them up automatically. The result is in-place rents that exceed street rates and about 109% economic occupancy. A part-time on-site manager is compensated with an apartment, so there is NO cash management salary, keeping the operation lean and largely absentee-friendly. Required SafeLease tenant protection adds recurring ancillary income.
Upside is built in. Standard storage units run about 84% occupied, with lease-up runway concentrated in small lockers and RV parking. Continued AI-driven rate increases and a vertical (stilt) expansion concept, adding a 2nd/3rd story and climate-controlled product the local market offers but Storage Quarters does not, provide multiple paths to grow NOI. Split CG/IL zoning supports storage and expansion. The corner lies in Flood Zone AE yet took no flooding during Hurricanes Ian, Milton, or Helene.
Pride of ownership shows: about $80,000 of recent capital improvements, including new roofs (2018), exterior paint (2024), asphalt sealcoat (2025), and a new high-efficiency A/C (2026), mean low deferred maintenance for a new owner. Offered at $3,140,000, a 5.0% in-place cap with pro forma yields growing toward roughly 7%, a rare turnkey, cash-flowing asset with a clear growth runway on one of Fort Myers' best corners.
Complete financials, rent roll, occupancy reports, leases, survey, site plan, insurance, and capital records are available in the secure data room. A confidentiality/non-disclosure agreement is required: click the link to review and sign the agreement and gain immediate access. https://docsend.com/view/s/cfgvcfs32qa3ggkv
Location
State FL
County Lee
Zoning CG
Interior
Cooling true
Inclusions Building And Land, Business, Equipment, Fixtures, Furniture, Inventory, Trade Name
Fireplace No
Exterior
Utilities Available Electricity Connected, Phone Connected, Sewer Connected, Water Connected
Waterfront Description None
Total Parking Spaces 27
Garage No
Building
Story 1
Level or Stories 1
New Construction No
Others
Senior Community No
Tax ID 32-45-24-00-00021.0080
Virtual Tour https://www.dropbox.com/scl/fi/8iuqtfwekccdeqr37rx14/15415-Pine-Ridge-Rd-Fort-Myers-FL-33908-USA-REEL.mp4?rlkey=u2wpvorul19e22w29oxdxd1dc&dl=0
