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    Gulf Shores Realty

    211 Tamiami Trail S., Venice, FL 34285
    (941) 488-6644
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    Size: 10+ agents

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    Property Types

    • Commercial Sale
    • Land
    • Residential Multi Family

    Listings

    For Sale (18)

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    Vacant Land in North Port
    Contact for pricing
    0.23 Acres

    Vacant Land in North Port

    Two combined lots totaling just under half an acre.

    Farview Dr, North Port, FL 34288
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    North Port Land Opportunity
    Contact for pricing
    0.23 Acres

    North Port Land Opportunity

    Vacant land in North Port, Florida, near Interstate 75.

    Farview Dr, North Port, FL 34288
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    Residential Lot in Growing Area
    Contact for pricing
    0.23 Acres

    Residential Lot in Growing Area

    Buildable residential lot in North Port, close to amenities.

    Shalimar Ter, North Port, FL 34286
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    Residential Land in North Port
    $34,900
    0.22 Acres

    Residential Land in North Port

    Residential lot near Wellen Park, Warm Mineral Springs, and beaches.

    Toledo Rd, North Port, FL 34287
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    Commercial Land Development Opportunity
    Contact for pricing
    0.23 Acres

    Commercial Land Development Opportunity

    Vacant land zoned AC-6, ideal for investors and developers.

    Danton Ter, North Port, FL 34288
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    Residential Land in North Port
    Contact for pricing
    0.26 Acres

    Residential Land in North Port

    Oversized lot in a rapidly growing North Port neighborhood.

    Sawyer Cir, North Port, FL 34288
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    New Duplex in Port Charlotte
    $469,000
    2,396 SF

    New Duplex in Port Charlotte

    New construction duplex with modern amenities, ideal for investment.

    15523 Chamberlain Blvd, Port Charlotte, FL 33953
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    Oversized Corner Lot in North Port
    Contact for pricing
    0.32 Acres

    Oversized Corner Lot in North Port

    Residential homesite to build your dream home in paradise.

    Bannock Cir, North Port, FL 34288
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    North Port Development Opportunity
    Contact for pricing
    0.23 Acres

    North Port Development Opportunity

    Vacant land parcel rezoned for versatile commercial and industrial uses.

    Casco Cir, North Port, FL 34288
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    North Port Development Opportunity
    Contact for pricing
    0.24 Acres

    North Port Development Opportunity

    Vacant land ideal for mixed-use development in North Port.

    Loxley Ave, North Port, FL 34291
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    Vacant Land in North Port
    Contact for pricing
    0.24 Acres

    Vacant Land in North Port

    Vacant lot near I-75, ideal for new home.

    Sawyer Cir, North Port, FL 34288
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    Venice Island Vacant Corner Lot
    $795,000
    0.25 Acres

    Venice Island Vacant Corner Lot

    Vacant corner lot near beach, golf, and downtown Venice.

    702 Hibiscus Dr, Venice, FL 34285
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    Peace River Waterfront Dream Lot
    $450,000
    0.41 Acres

    Peace River Waterfront Dream Lot

    Vacant lot on Peace River with Gulf access.

    4500 Melbourne St, Punta Gorda, FL 33980
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    Corner Double Lot in North Port
    $59,900
    0.48 Acres

    Corner Double Lot in North Port

    Two adjacent parcels totaling 0.48 acres in a convenient location.

    2 Wawana Rd, North Port, FL 34287
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    Desirable Land in Sarasota, FL
    $449,000
    0.12 Acres

    Desirable Land in Sarasota, FL

    Land in a prime location with potential for redevelopment.

    1740 Wisconsin Ln, Sarasota, FL 34239
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    Two Residential Lots in North Port
    $30,000
    0.23 Acres

    Two Residential Lots in North Port

    Two side-by-side residential lots, build your dream home!

    Kismet Ter, North Port, FL 34287
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    Residential Lots in North Port
    $30,000
    0.23 Acres

    Residential Lots in North Port

    Two side-by-side residential lots, build your dream home!

    Kismet Ter, North Port, FL 34287
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    Osprey Vacant Lot in Sorrento Shores
    $600,000
    0.34 Acres

    Osprey Vacant Lot in Sorrento Shores

    0.34 acre vacant lot in Sorrento Shores, Osprey, Florida.

    458 N Shore Dr, Osprey, FL 34229
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    Gulf Shores Realty
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Gulf Shores Realty
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