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    Waterfront Lot in Redington Shores Title is generated by Realmo AI

    18207 GULF BOULEVARD, Redington Shores, FL 33708

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    Claim this Listing
    For Sale
    $949,000

    Land - REDINGTON SHORES, FL

    Lot size:
    0.20 Acres
    Added:
    Sep 2, 2025
    Days on Market:
    275
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for 18207 GULF BOULEVARD

    General Information

    Property type
    Land
    Property subtype
    Other
    Exterior features
    Dock
    Dock
    1
    Standard status
    Active
    APN
    31-30-15-88470-000-0090
    Lot size
    0.20 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    16627

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Chris Calhoon

    Listing agent Chris Calhoon License #3293399

    Listing office SMITH & ASSOCIATES REAL ESTATE 14581 Walsingham Road, Tampa, FL

    Listing date Sep 2, 2025

    MLS# TB8423521 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Waterfront lot on the Intracoastal Waterway in Redington Shores
    • Redevelopment opportunity for a single‑family home, townhomes, or rentals
    • Includes a remediated and partially renovated 1974 block duplex
    • Dock included
    • Adjacent 8‑unit apartment building also available for sale
    • Existing 1939 single‑family home (gutted)

    Overview

    This property presents an opportunity to acquire a waterfront lot suitable for redevelopment, situated in the Redington Shores community. The site is located directly on the intracoastal waterway and currently features two buildings that sustained flood damage during a recent hurricane. The existing structures include a single-family home built in 1939 with three bedrooms and three bathrooms, which has been gutted, and a block duplex constructed in 1974, which has been remediated and mostly renovated, needing only cabinetry. The 0.2-acre lot is likely a redevelopment site suitable for a single-family home, two townhomes, or three new rental units. The adjacent property, an eight-unit apartment building, is also available for sale by the same owners.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Redington Shores
    County
    Pinellas
    State
    Florida
    Longitude
    -82.833942
    Latitude
    27.834349

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    FAQs

    What type of property is this?
    Residential land & home lot - Waterfront lot ready for redevelopment in Redington Shores, Florida.
    Where is this residential land & home lot located?
    The property is located at 18207 GULF BOULEVARD Redington Shores, FL.
    What is the asking price?
    The asking price for this property is $949,000.
    What are key features of this property?
    This property features: Waterfront lot on the Intracoastal Waterway in Redington Shores; Redevelopment opportunity for a single‑family home, townhomes, or rentals; Includes a remediated and partially renovated 1974 block duplex
    (727) 542-9933
    We can help!
    Listing Contact
    Chris Calhoon
    Real Estate License ID: 3293399
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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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