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    18233 Cutlass Dr Fort Myers Beach, FL 33931

    Sponsored
    For Sale
    Pending
    $725,000

    LAND - Fort Myers Beach, FL

    Lot size:
    0.23 Acres
    Days on Market:
    123
    Last Refresh:
    Feb 6 at 8:06 pm

    Property Features for 18233 Cutlass Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    Vegetation
    Grassed
    APN
    13-46-23-02-00000.0100
    Lot size
    0.23 Acres

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public
    Water front features
    Navigable Water, Canal Access
    Water front
    1

    We can help!

    Listing Contact
    Shane Wilson
    Shane Wilson

    Cypress Realty, Inc. (239) 275-3321

    Listing agent Shane Wilson (239) 851-3861 License #258000755

    Listing date Oct 7, 2025

    MLS# 225038009 Listing URL

    Copyright © 2025 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.

    Learn more

    Property Insight Report

    Overview

    Waterfront Lot in Siesta Isles

    This deep water, direct access lot is located in Siesta Isles. Several homes have been scraped and new, larger homes are being built on the vacant land since Hurricane Ian. The waterfront land values have increased, and many of the homes built in the 70's and 80's are becoming obsolete, making way for larger, more modern homes. Currently, there are four new homes under construction, two recently completed homes, and one undergoing a major remodel on this street. Siesta Isles is a premier waterfront community in South Fort Myers, offering deep water access suitable for larger boats. It's located minutes from the Gulf of Mexico, Fort Myers Beach by water, restaurants, bars, marinas, shopping, and beaches. It's also near Dog Beach and Lovers Keys, with access to the Intracoastal Waterway and the Gulf side. The location allows travel north to Sanibel, Captiva, North Captiva, and Cayo Costa Islands. The lot size is 0.23 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Building Supply Accounting Firm Auto Repair Shop Kitchen & Bath Showroom Big Box & Wholesale Store Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers Beach
    County
    Lee
    State
    Florida
    Longitude
    -81.953097
    Latitude
    26.476325

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    FAQs

    What type of property is this?
    Residential land & home lot - Deep water access lot in premier waterfront community.
    Where is this residential land & home lot located?
    The property is located at 18233 Cutlass Dr Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $725,000.
    What are key features of this property?
    This property features: - Deep water, direct access (no bridges) to the Gulf of Mexico.; - Located in Siesta Isles, a premier waterfront community in South Fort Myers.; - Navigable canal access suitable for larger boats.
    (239) 851-3861
    Request Owner's contact information
    18233 Cutlass Dr Fort Myers Beach, FL 33931
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    Fort Myers Beach, FL 33931
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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
    18233 Cutlass Dr Fort Myers Beach, FL 33931
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    We can help!
    Listing Contact
    Shane Wilson
    Shane Wilson
    Real Estate License ID: 258000755
    (239) 851-3861
    Learn more
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