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    717 Fortner Ave Mexico Beach, FL 32456

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    For Sale
    $749,900

    MULTI_FAMILY - Mexico Beach, FL

    Property size:
    2,218 SF
    Lot size:
    0.09 Acres
    Price / SF:
    $338/SF
    Added:
    Mar 3, 2026
    Days on Market:
    61
    Last Refresh:
    May 3 at 12:06 am

    Property Features for 717 Fortner Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 4
    Parking
    4
    Parking features
    Driveway
    Interior features
    Kitchen Island, Pantry, Renovated
    Appliances
    Dishwasher, Dryer, Electric Oven, Electric Water Heater, Microwave, Refrigerator, Washer
    Standard status
    Active
    APN
    04340010000
    Size
    2,218 SF
    Lot size
    0.09 Acres

    Taxes and HOA fees

    Tax Description
    MEXICO BEACH U-1 236A2 (13.1) A PORT OF LOTS 12 & 13 DESC AS COM AT NLY COR BLK 11 TH S46E 99.97' FOR POB CONT S46E 25.12 S44W 74.97' N46W 24.57' N44E 74.95' TO POB BLK 11 **AND** COM AT NLY COR BLK 11 TH S46E 125.09' FOR POB CONT S46E FOR 24.86' S44

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Year built
    2016
    Floors in Building
    2
    Building materials
    HardiPlank Type, Vinyl Siding
    Roof type
    Metal

    We can help!

    Listing Contact
    Carla Ashabranner

    Listing agent Carla Ashabranner License #3570798

    Listing office Selling The Coast Po Box 1234 Suite A, Port St Joe, FL

    Listing date Mar 3, 2026

    MLS# 326596

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

    Overview

    Duplex in Mexico Beach, FL

    This multifamily property, known as Toucan's Towers, is a duplex located in an X flood zone in Mexico Beach, Florida. It offers gulf views and is within walking distance of Toucan's on the Beach restaurant, which is planned to reopen in Mexico Beach. The property is also a short walk from the white sand beaches of the Gulf. This property presents an opportunity for both full-time living and short-term or long-term rental investment. The configuration allows for various occupancy options, including living on one side and renting the other, renting both sides, or occupying both for personal use. Each side of the duplex is independent, featuring separate parking under the home and separate entrances. Located at 717 Fortner Ave, the property offers gulf views, a convenient location, proximity to the beach, and nearby restaurants. The property size is 2218 square feet and the lot size is 0.0861 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Building Supply Auto Repair Shop Hair Salon Gym & Fitness Center Skin Care Clinic Kitchen & Bath Showroom Hotel & Motel Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Mexico Beach
    County
    Gulf
    State
    Florida
    Longitude
    -85.4009194
    Latitude
    29.9370453

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    FAQs

    What type of property is this?
    Duplex - Multifamily property near the beach, ideal for investment.
    Where is this duplex located?
    The property is located at 717 Fortner Ave Mexico Beach, FL.
    What is the asking price?
    The asking price for this property is $749,900.
    What are key features of this property?
    This property features: X flood zone duplex: rare find in Mexico Beach, offering reduced flood risk and insurance costs.; Short‑term rental investment opportunity: potential for high rental income due to location and duplex configuration.; Gulf views and beach proximity: enjoy desirable views and easy access to the white sand beaches.
    (850) 730-3278
    We can help!
    Listing Contact
    Carla Ashabranner
    Real Estate License ID: 3570798
    Learn More
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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
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    717 Fortner Ave, Mexico Beach, FL 32456

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