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    The Largest CRE Database in the US with Over 1 Million Listings

    31 3004, Unit BOULEVARD Labelle, FL 33935

    Sponsored
    For Sale
    $385,000

    LAND - Labelle, FL

    Lot size:
    0.11 Acres
    Days on Market:
    18
    Last Refresh:
    Jan 29 at 5:06 pm

    Property Features for 31 3004

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1-28-43-21-040-0000.0310
    Interior features
    HighSpeedInternet
    Lot size
    0.11 Acres

    Utilities

    Sewer type
    Private Sewer
    Water source
    Well
    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Rose Magoon

    Riverbend Realty LLC (863) 612-2020

    Listing agent Rose Magoon (404) 550-6067 License #258035689

    Listing date Jan 12, 2026

    MLS# 2026000686

    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.

    Learn more

    Property Insight Report

    Overview

    Tropical Lot with River Views

    This east-facing lot offers breathtaking views and a lush, tropical ambiance, enhanced by a fountain. Sliding glass doors blend indoor and outdoor living, complete with outdoor screens and indoor blinds. Outdoor lighting sets the mood after sunset. A nearby dock provides a handy fishing spot. The interior features tile floors, a residential refrigerator, and an island with a sink and dishwasher, complemented by matching high chairs. A 75-inch adjustable flat screen TV anchors the living area. The home includes a washer and dryer, a finished tile shower, a dedicated storage area, and a versatile loft. A sleeper sofa is included. The outside patio includes an umbrella, patio table, and four chairs. This pet-friendly, golf cart community offers amenities that combine relaxation, recreation, and fun. Located on the Caloosahatchee River, it offers views and activities. A large, heated pool and two hot tubs are available year-round. Enjoy drinks by the cabana pool bar, ping pong, or the exercise room. Bocci ball, shuffleboard, and a putting green are available. The River Clubhouse offers a full-service bar, billiards, dancing, bingo, and bunco nights. On Saturday mornings, model trains run through miniature villages. A gazebo offers peaceful surroundings, and there is easy access to the boat dock. Trailer and boat storage facilities are available. Located near the R/C racetrack and the Creations Guild, this property offers island living and modern amenities on approximately 0.11 acres in Labelle, Florida.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Labelle
    County
    Hendry
    State
    Florida
    Longitude
    -81.531644
    Latitude
    26.710794

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    FAQs

    What type of property is this?
    Campground - East-facing lot with lush ambiance and modern amenities in Labelle.
    Where is this campground located?
    The property is located at 31 3004, Unit BOULEVARD Labelle, FL.
    What is the asking price?
    The asking price for this property is $385,000.
    What are key features of this property?
    This property features: - Breathtaking east-facing views with stunning sunrises over the Caloosahatchee River.; - Access to luxurious community amenities including a large heated pool, two hot tubs, cabana pool bar, clubhouses, game rooms, exercise room, putting green, and more.; - Stylish and functional interior featuring tile floors, a residential refrigerator, an island with sink and dishwasher, and a 75-inch adjustable flat screen TV.
    (404) 550-6067
    Request Owner's contact information
    31 3004, Unit BOULEVARD Labelle, FL 33935
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    Labelle, FL 33935
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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
    31 3004, Unit BOULEVARD Labelle, FL 33935
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    We can help!
    Listing Contact
    Rose Magoon
    Real Estate License ID: 258035689
    (404) 550-6067
    Learn more
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