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    1446 & 1444 Periwinkle Way Sanibel, FL 33957

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    Claim this Listing
    For Sale
    $2,895,000

    SINGLE_FAMILY - Sanibel, FL

    Type:Retail
    Property size:
    2,358 SF
    Lot size:
    0.49 Acres
    Price / SF:
    $1,227/SF
    Added:
    Aug 22, 2025
    Days on Market:
    258
    Last Refresh:
    May 6 at 12:06 am

    Property Features for 1446 & 1444 Periwinkle Way

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Standard status
    Active
    APN
    19-46-23-T4-00021.0020
    Size
    2,358 SF
    Lot size
    0.49 Acres

    Taxes and HOA fees

    Tax Year
    2022
    Tax Description
    BEG 50.5 FT SW FROM INTER ST RD 867 + E LINE SW 1/4 OF SW 1/4 TH SWLY 100 FT N / PARL IN OF SW 1/4 OF SW 1/4 DESC IN OR 1626 PG 1607 LESS OR 1635 PG 1787
    Tax Annual Amount
    12482

    Building Details

    Year built
    1972
    Floors in Building
    1

    We can help!

    Listing Contact
    Jeffrey Burns

    Listing agent Jeffrey Burns License #280595636

    Listing office Premier Sotheby's Int'l Realty 2341 Palm Ridge Road, Sanibel, FL

    Listing date Aug 22, 2025

    MLS# 2025007032

    Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Prime Sanibel Commercial Landmark

    This Sanibel commercial property, formerly the Island Trading Post, is positioned along Periwinkle Way. The property includes three structures across a scenic setting with 150 feet of frontage. A 2,358-square-foot retail building features showrooms, signage, and parking with multiple access points to Periwinkle Way. Behind the retail building, a 2,390-square-foot residence includes four bedrooms, two baths, and views of a pond and the Bailey Homestead Preserve. The neighboring structure features a workshop with storage below and an apartment above, suitable for rental income or live-work arrangements. The location benefits from high visibility and traffic, with inbound vehicles averaging approximately 18,000 per day. July 2025 inbound counts were up 7.7% year-over-year. The 0.4918-acre property is suited for a retail showroom, professional office, wellness center, or a combination of commercial and residential uses. It offers scale, frontage, and flexibility in Sanibel.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Islander Trading Post Home Decor Store

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Building Supply Auto Repair Shop Gym & Fitness Center Skin Care Clinic Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Sanibel Creative Tile Co — 1711 Periwinkle Way, Sanibel, FL 33957

    Location Insight

    • Map
    • Local Demand
    City
    Sanibel
    County
    Lee
    State
    Florida
    Longitude
    -82.052281
    Latitude
    26.443622

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    FAQs

    What type of property is this?
    Showroom - Versatile property on Periwinkle Way with retail, residential, and income potential.
    Where is this showroom located?
    The property is located at 1446 & 1444 Periwinkle Way Sanibel, FL.
    What is the asking price?
    The asking price for this property is $2,895,000.
    What are key features of this property?
    This property features: Prime Periwinkle Way frontage with 150 feet in a high‑traffic commercial corridor.; Versatile property featuring a retail building (2,358 sq ft), a residence (2,390 sq ft, 4 bed/2 bath), and a workshop with apartment.; Significant income potential through rental of the apartment and/or commercial space.
    (239) 464-2984
    We can help!
    Listing Contact
    Jeffrey Burns
    Real Estate License ID: 280595636
    Learn More
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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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