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    Neill Fries, Saint James City, FL

    License ID: 258004653
    Years of Experience
    19

    Service Locations

    Contact details

    Phone:
    (239) 229-0437
    Office Address:
    3366 Stringfellow Road, Saint James City, FL

    Property Types

    • Commercial Sale
    • Land
    • Residential

    Performance

    Listings
    10
    Total transactions
    49
    Total transactions amount
    $20M
    Price range
    $272k - 612k
    Average price
    $408k

    Listings

    For Sale (10)

    View map
    • $399,000
      1.78 Acres

      Waterfront Residential Lot For Sale

      1.776 acre residential lot with 762 feet of waterfrontage.
      2785 Cussell Dr, St James City, FL 33956
      View Details
    • $200,000
      0.09 Acres

      Cleared Lot in Bokeelia, FL

      Cleared 0.094-acre commercial land lot in the BIC complex.
      16739 Bocilla Marina Ln, Bokeelia, FL 33922
      View Details
    • $175,000
      0.58 Acres

      Corner Lot in Industrial Park

      Over half acre commercial lot for sale in St James City.
      5260 Doug Taylor Cir, St James City, FL 33956
      View Details
    • $215,000
      0.10 Acres

      Residential Lot in Bocilla Island

      Residential lot with access to amenities and private sewer system.
      16730 Bocilla Island Club Dr, Bokeelia, FL 33922
      View Details
    • $230,000
      0.19 Acres

      Residential Lot in Bocilla Island

      Residential lot with access to amenities and private sewer system.
      16750 Bocilla Island Club Dr, Bokeelia, FL 33922
      View Details
    • $230,000
      0.13 Acres

      Residential Lot in Bocilla Island Club

      Single-family residential lot with access to community amenities.
      16700 Bocilla Island Club Dr, Bokeelia, FL 33922
      View Details
    • $230,000
      0.12 Acres

      Residential Lot in Bocilla Island

      Residential lot with access to amenities and private sewer system.
      16680 Bocilla Island Club Dr, Bokeelia, FL 33922
      View Details
    • $230,000
      0.09 Acres

      Residential Lot in Bocilla Island

      Single-family residential lot with access to community amenities.
      16690 Bocilla Island Club Dr, Bokeelia, FL 33922
      View Details
    • $499,900
      0.75 Acres

      Cleared Commercial Land in Bokeelia

      Vacant 0.747 acre commercial property at Island Center.
      5657 Pine Island Rd NW, Bokeelia, FL 33922
      View Details
    • $230,000
      0.13 Acres

      Residential Lot in Bocilla Island

      Residential lot with access to amenities and private sewer system.
      16729 Bocilla Marina Ln, Bokeelia, FL 33922
      View Details

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    Neill Fries, Saint James City, 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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    Neill Fries, Saint James City, FL
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