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    Renovated Office Condo on Sanibel Title is generated by Realmo AI

    1640 Periwinkle Way, Sanibel, FL 33957

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    Pending
    $225,000

    SINGLE_FAMILY - Sanibel, FL

    Type:Office
    Property size:
    987 SF
    Lot size:
    0.14 Acres
    Added:
    Oct 3, 2025
    Days on Market:
    243
    Last Refresh:
    Jun 2 at 11:06 am

    Property Features for 1640 Periwinkle Way

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Pending
    APN
    25-46-22-T2-00900.0030
    Size
    987 SF
    Lot size
    0.14 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LIME TREE CENTER I COMM CONDO UNIT 3 OR 1267 PG 546
    Tax Annual Amount
    3605

    Building Details

    Year built
    1978
    Floors in Building
    1

    We can help!

    Listing Contact
    Susan McCallion

    Listing agent Susan McCallion License #280596767

    Listing office McCallion and McCallion 1640 Periwinkle Way #1, Sanibel, FL

    Listing date Oct 3, 2025

    MLS# 2025012910

    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.

    HighLights

    • Prime location on Periwinkle Way in the heart of Sanibel Island.
    • Completely renovated in 2024 with luxury vinyl plank flooring, pristine white cabinetry, and built‑in workspaces.
    • Flexible 987 sq ft office condo suitable for various business types.
    • Includes multiple offices, waiting area, receptionist/assistant space, and restroom within the unit.
    • Equipped with two sinks, washer, dryer, and full‑sized refrigerator.
    • High visibility and easily accessible parking for attracting customers.

    Overview

    This 987 square feet office condo space, completely renovated in 2024, features luxury vinyl plank flooring, white cabinetry, and built-in workspaces. The layout includes multiple offices, a waiting room area, separate spaces for a receptionist and assistant, and a restroom within the unit. It also contains two sinks, a washer, a dryer, and a full-sized refrigerator. Situated on Periwinkle Way in the heart of Sanibel Island, the location is across from the Bank of the Islands and near Jerry's Grocery Store. The property benefits from high visibility and easily accessible parking, attracting both locals and tourists. The surrounding area offers proximity to beaches, golfing, boating, and shopping. This space is suitable for a variety of business ventures, including a medical practice, veterinary services, pet grooming, or a modern office environment.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $24.6k $24.96
    − Vacancy −$2.0k −$2.05
    EGI $22.6k $22.91
    − OpEx −$5.7k −$5.73
    NOI $17.0k $17.18
    987 SF · lease $24.96/SF/yr · vacancy 8.20% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $242.3K
    $212.0K – $282.7K (±1% cap)
    NOI $16,962 @ 7.0% cap · market cap 7.54%
    Second Best
    Healthcare Medical
    $176.5K
    $154.4K – $205.9K (±1% cap)
    NOI $12,354 @ 7.0% cap · market cap 5.49%
    Theoretical Best
    Office A
    $310.7K
    $271.8K – $362.4K (±1% cap)
    NOI $21,746 @ 7.0% cap · market cap 9.66%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Beachside Animal Clinic ... Veterinary Clinic Milissa Sprecher Realtor Real Estate Agency Island Sun Newspaper Publishing House Gregory Walsh Alternative Medicine Practice McCallion & McCallion Realty ... Real Estate Agency

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Auto Repair Shop Hotel & Motel Department Store Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Sanibel
    County
    Lee
    State
    Florida
    Longitude
    -82.057959
    Latitude
    26.442634

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    FAQs

    What type of property is this?
    Office units - Completely renovated office condo in the heart of Sanibel Island.
    Where is this office units located?
    The property is located at 1640 Periwinkle Way Sanibel, FL.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: Prime location on Periwinkle Way in the heart of Sanibel Island.; Completely renovated in 2024 with **luxury vinyl plank flooring, pristine white cabinetry, and built‑in workspaces.**; Flexible 987 sq ft office condo suitable for various business types.
    (239) 233-1388
    We can help!
    Listing Contact
    Susan McCallion
    Real Estate License ID: 280596767
    Request Owner's contact information
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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
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