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    Bonita Springs Acreage Dream Home Lot Title is generated by Realmo AI

    25210 Papillion Dr lot 605, Bonita Springs, FL 34135

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    Claim this Listing
    For Sale
    $400,000

    LAND - BONITA SPRINGS, FL

    Lot size:
    1.25 Acres
    Added:
    Mar 10, 2026
    Days on Market:
    87
    Last Refresh:
    Jun 4 at 6:06 am

    Property Features for 25210 Papillion Dr lot 605

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG-2
    Standard status
    Active
    APN
    15-47-25-B4-00200.6050
    Lot size
    1.25 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SAN CARLOS EST UNREC OR 557 PG 354 TRACT 605
    Tax Annual Amount
    2663

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    Kevin Shelly
    Kevin Shelly

    Listing agent Kevin Shelly License #BEAR-3116197

    Listing office Kevin Shelly Realty Inc. 10060 Bonita Beach Rd, Bonita Springs, FL

    Listing date Mar 10, 2026

    MLS# 226010245 Listing URL

    Copyright © 2026 Bonita Springs-Estero REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 1.25 acre lot in desirable Bonita Springs location surrounded by high‑end custom homes
    • No HOA restrictions, allowing for outbuildings, sports courts, and other amenities
    • Wetland mitigation credits for .17 acres already paid, significantly reducing build time and costs
    • Privately gated community offering enhanced privacy, security, and peaceful environment
    • Centrally located near beaches, shopping, dining, and other attractions
    • Wetlands towards the front of the property enhance privacy and preserve natural beauty

    Overview

    This 1.25-acre lot in Bonita Springs presents an opportunity to build a custom home in a desirable neighborhood in Southwest Florida. The property is located on a street surrounded by high-end custom new homes. The location offers privacy and allows for outbuildings, sports courts, playfields, personal parks, outdoor gyms, and space for recreational equipment. The neighborhood has no HOA. Homes in the area are valued in the $2-3 million range. The property is centrally located near 41, beaches, shopping, dining, Coconut Point, and downtown. A private gate on one end of the community limits through traffic, creating a quiet and peaceful environment suitable for wooded bike rides, golf cart rides, jogging, and walks. A wetlands determination has been completed, indicating .46 acres of wetlands on the property, resulting in approximately 1 acre of usable land. The mitigation credits for .17 acres of wetlands have been paid by the seller, and the permit needs to be renewed. The remaining wetlands are situated towards the front of the property, enhancing privacy while preserving natural beauty. The estimated cost to handle the permit renewal is $1,500 - $4,500 through Tropical Environmental. The zoning is AG-2.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Bonita Springs
    County
    Lee
    State
    Florida
    Longitude
    -81.796417
    Latitude
    26.377182

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    FAQs

    What type of property is this?
    Residential land & home lot - 1.25 acre lot ready for your dream home!
    Where is this residential land & home lot located?
    The property is located at 25210 Papillion Dr lot 605 Bonita Springs, FL.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: 1.25 acre lot in desirable Bonita Springs location surrounded by high‑end custom homes; No HOA restrictions, allowing for outbuildings, sports courts, and other amenities; Wetland mitigation credits for .17 acres already paid, significantly reducing build time and costs
    (239) 444-5955
    We can help!
    Listing Contact
    Kevin Shelly
    Kevin Shelly
    Real Estate License ID: BEAR-3116197
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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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