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    8106 Gulf Dr Holmes Beach, FL 34217

    Sponsored
    For Sale
    $1,595,000

    Duplex - HOLMES BEACH, FL

    Type:Duplex
    Property size:
    1,600 SF
    Lot size:
    0.15 Acres
    Days on Market:
    5
    Last Refresh:
    Feb 28 at 2:06 pm

    Property Features for 8106 Gulf Dr

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Duplex
    Standard status
    Active
    Zoning
    R2
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
    Bedrooms
    4
    APN
    7116200002
    Parking features
    Carport
    Interior features
    Ceiling Fans(s), Window Treatments
    Exterior features
    Fence, Outdoor Shower, Storage
    Fencing
    Fenced
    Appliances
    Dishwasher, Dryer, Garbage Disposer, Microwave, Range, Refrigerator, Washer
    Size
    1,600 SF
    Lot size
    0.15 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1980
    Number of units
    2
    Building materials
    Frame, Stucco
    Roof type
    Shingle
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Keith Curcio

    Kathy Marlowe (941) 232-4485

    Listing agent Keith Curcio (941) 388-3966 License #3484188

    Listing date Feb 24, 2026

    MLS# A4666662 Listing URL

    Copyright © 2026 Sarasota Association of Realtors®. 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

    Renovated Duplex Near Gulf Drive

    Located on the west side of Gulf Drive, this newly renovated duplex features four bedrooms and four bathrooms. Situated one block from the Gulf, the elevated property includes a deeded boat slip. Each unit offers two bedrooms and two full bathrooms, with an owner's suite suitable for a king bed and a guest bedroom that accommodates two twin beds. The living areas are bright and open, flowing into fully stocked kitchens with updated appliances and dining space. Sliding glass doors lead to private outdoor patios. Both units have their own ground-level laundry rooms. Recent updates include new flooring, paint, trim, and modern finishes. The property blends "Old Florida" charm with fresh coastal appeal. The fenced backyard offers privacy and room to add a pool. The property is being sold fully furnished. Zoning allows for short-term vacation rentals. The location is close to Downtown Anna Maria, shopping, dining, nightlife, and a trolley stop.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Kitchen & Bath Showroom Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Holmes Beach
    County
    Manatee
    State
    Florida
    Longitude
    -82.727354
    Latitude
    27.520472

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    FAQs

    What type of property is this?
    Duplex - Turnkey duplex with deeded boat slip, near the beach.
    Where is this duplex located?
    The property is located at 8106 Gulf Dr Holmes Beach, FL.
    What is the asking price?
    The asking price for this property is $1,595,000.
    What are key features of this property?
    This property features: - Turnkey duplex with deeded boat slip, fully furnished for immediate rental income or personal use.; - Prime location on the desirable west side of Gulf Drive, one block from the beach.; - Newly renovated with new flooring, paint, trim, and modern finishes throughout.
    (941) 376-7683
    Request Owner's contact information
    8106 Gulf Dr Holmes Beach, FL 34217
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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
    8106 Gulf Dr Holmes Beach, FL 34217
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    We can help!
    Listing Contact
    Keith Curcio
    Real Estate License ID: 3484188
    (941) 376-7683 (727) 314-3942 (941) 388-3966
    Learn more
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