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

    5400 Tice Rd Fort Myers, FL 33905

    Sponsored
    For Sale
    $285,000

    LAND - Fort Myers, FL

    Lot size:
    0.11 Acres
    Days on Market:
    15
    Last Refresh:
    Feb 3 at 4:06 pm

    Property Features for 5400 Tice Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    11-44-25-09-00000.1790
    Lot size
    0.11 Acres

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Cliff Glansen

    Sheridan Real Estate (877) 575-5505

    Listing agent Cliff Glansen (954) 965-3990 License #278017259

    Listing date Jan 20, 2026

    MLS# 2025012536 Listing URL

    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

    Premium RV Lot with Tiki

    This premium corner lot, measuring 50x90, is located in Cypress Trail RV Resort, a gated community in Fort Myers, Florida, approximately 10 minutes from downtown. The property is designed for RV living and features mature trees, landscaping, and a Tiki hut. The lot includes landscaped pavers, five palm trees, flowers, drip irrigation, three water bibs, accent lighting, three post lamps, outlets, and a Stone Flake Polyaspartic Coated RV slab. The 16x23 timber Tiki hut has an elevated paver floor, electric, a stainless fan, a 65" TV, and two Bluetooth speakers; plumbing is roughed in for a kitchen. A 10x12 metal-roof shed includes 100-amp electric and plumbing for a bath, laundry, and kitchen. A paver path leads via an arbor to a common space for pet walks. The property offers easy straight-back parking for large RVs. Resort amenities include a 12,000 square foot clubhouse, dog park, gym, pool, hot tub, pickleball, and bocce. The property is located 15 minutes from the Downtown Fort Myers River District, offering dining, entertainment, and culture. It is described as an ideal golf-cart community.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.788736
    Latitude
    26.670849

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    FAQs

    What type of property is this?
    Campground - Landscaped RV lot with Tiki hut in gated resort.
    Where is this campground located?
    The property is located at 5400 Tice Rd Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $285,000.
    What are key features of this property?
    This property features: - Premium 50x90 corner lot in gated Cypress Trail RV Resort, just 10 minutes from Fort Myers.; - Enjoy outdoor living with a custom 16x23 Tiki Hut featuring electric, fan, TV, speakers, and roughed-in plumbing for a kitchen.; - Benefit from a 10x12 Shed with metal roof, 100-amp electric, and plumbing for bath/laundry/kitchen.
    (954) 965-3990
    Request Owner's contact information
    5400 Tice Rd Fort Myers, FL 33905
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    Fort Myers, FL 33905
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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
    5400 Tice Rd Fort Myers, FL 33905
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    We can help!
    Listing Contact
    Cliff Glansen
    Real Estate License ID: 707077
    (954) 965-3990
    Learn more
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