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    Curtis A. Skomp, Ccim, Key West, FL

    License ID: 263500131
    Years of Experience
    30
    Languages
    English, Spanish

    Service Locations

    Contact details

    Phone:
    (305) 296-1400
    Office Address:
    24752 Overseas Hwy, Summerland Key, FL

    Property Types

    • Commercial Sale

    Performance

    Listings
    20
    Total transactions
    158
    Total transactions amount
    $242M
    Price range
    $720k - 4.3M
    Average price
    $1.5M

    Listings

    For Sale (20)

    View map
    • $1,349,000
      0.87 Acres

      Prime Lower Keys Commercial Land

      Commercial real estate with excellent visibility and easy highway access.
      21423 Overseas Hwy, Cudjoe Key, FL 33042
      View Details
    • $4,900,000

      Iconic Waterfront Restaurant and Bar

      Legendary waterfront restaurant/bar with long-term lease in Key Largo, FL.
      58000 Card Sound Rd, Key Largo, FL 33037
      View Details
    • $1,950,000

      Stock Island Commercial Property Opportunity

      Prime commercial property with mixed-use zoning and income potential.
      5670 Laurel Ave, Stock Island, FL 33040
      View Details
    • $2,699,000
      2,396 SF

      Prime Corner Location on Truman

      Commercial property with high visibility and multiple potential uses.
      1000 Truman Ave, Key West, FL 33040
      View Details
    • $2,199,000

      Key Largo Restaurant with Drive-Through

      Profitable franchise with real estate and drive-through in Key Largo.
      92661 Overseas Hwy, Key Largo, FL 33037
      View Details
    • New
      $449,000
      665 SF

      Turnkey Office Condo in Old Town

      Renovated 665 SF office condo in Key West.
      812 Fleming St, Key West, FL 33040
      View Details
    • New
      $3,375,000
      2,396 SF

      Key West Bar and Liquor Store

      Iconic bar and liquor store with drive-through in Key West.
      1000-1006 Truman Ave, Key West, FL 33040
      View Details
    • $6,500,000

      Duval Street Retail Investment Property

      Prime investment property with long-term tenant in the heart of Duval.
      517 Duval St, Key West, FL 33040
      View Details
    • $4,500,000

      Duval Street Prime Real Estate

      Prime Key West real estate with valuable unrestricted liquor license.
      1114 Duval St, Key West, FL 33040
      View Details
    • $975,000

      Old Town Commercial Office Space

      Commercial office space in Old Town with parking for sale.
      615 United St, Key West, FL 33040
      View Details
    • Contact for pricing
      2,059 SF

      Key West Restaurant Opportunity

      Restaurant for sale near Duval Street with indoor and outdoor seating.
      509 Southard St, Key West, FL 33040
      View Details
    • $14,900,000
      23,092 SF

      Key Largo Inn Investment Opportunity

      Turnkey inn with full liquor license and development potential.
      99202 Overseas Hwy, Key Largo, FL 33037
      View Details
    • $1,290,000

      Unrestricted Liquor License For Sale

      Valuable, unrestricted 5-COP liquor license available in Monroe County.
      903 Duval St, Key West, FL 33040
      View Details
    • $3,500,000
      8,810 SF

      NNN Leased Property in Keys

      100% NNN leased property with a national A-rated tenant.
      30251 Overseas Hwy, Big Pine Key, FL 33043
      View Details
    • $1,195,000
      2,244 SF

      Islamorada Mixed-Use Investment Opportunity

      Two-story mixed-use building with income potential in Islamorada.
      88101 Old Hwy, Plantation Key, FL 33036
      View Details
    • $1,950,000
      5,258 SF

      Stock Island Commercial Property For Sale

      Commercial property on Stock Island with mixed-use zoning.
      5670 Laurel Ave, Key West, FL 33040
      View Details
    • $8,500,000
      1,069 SF

      Treasure Harbor Marina Business Opportunity

      Marina business for sale in Plantation Key, Florida.
      200 Treasure Harbor Dr, Plantation Key, FL 33036
      View Details
    • $6,290,000

      Marathon Keys Hotel - Waterfront Access

      Profitable Boutique Motel, 13 Rooms
      243 61 St Gulf St, Marathon, FL 33050
      View Details
    • Contact for pricing
      1,796 SF

      Key Largo Restaurant with Drive-Through

      Profitable franchise restaurant with drive-through and real estate included.
      92661 Overseas Hwy, Tavernier, FL 33070
      View Details
    • Contact for pricing
      7,026 SF

      Iconic Waterfront Restaurant and Bar

      Legendary waterfront bar and restaurant in Key Largo, Florida.
      58000 Card Sound Rd, Key Largo, FL 33037
      View Details

    Leases and Sales on Map

    • For Sale

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    Curtis A. Skomp, Ccim, Key West, FL
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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.

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    Curtis A. Skomp, Ccim, Key West, FL
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