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    Waterfront Lot in North Fort Myers Title is generated by Realmo AI

    941 Iris Dr lot 69, North Fort Myers, FL 33903

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    For Sale
    $125,000

    LAND - NORTH FORT MYERS, FL

    Lot size:
    0.40 Acres
    Added:
    Dec 30, 2025
    Days on Market:
    131
    Last Refresh:
    May 10 at 1:06 pm

    Property Features for 941 Iris Dr lot 69

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RS-1
    Standard status
    Active
    APN
    09-44-24-06-00000.0690
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1195

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Eddy Garcon

    Listing agent Eddy Garcon

    Listing office KW Elevate Luxury 5075 Tamiami Trail N, Orlando, FL

    Listing date Dec 30, 2025

    MLS# 225085124 Listing URL

    Copyright © 2026 Naples Area Board 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.

    HighLights

    • Oversized 0.40‑acre Gulf‑access lot with 160+ feet of canal frontage, ideal for a custom home and outdoor living.
    • Indirect Gulf access via a quick boat ride to the Caloosahatchee River, perfect for boating and fishing.
    • Located in a no flood zone and did not flood during Hurricane Ian, providing added peace of mind.
    • No HOA community, zoned RS‑1 for single‑family use, on a paved road.
    • Minutes from Downtown Fort Myers, offering easy access to dining, shopping, and entertainment.
    • Close to everyday conveniences, grocery stores, medical facilities, parks, churches, and I‑75.

    Overview

    This 0.40-acre residential lot, located at 941 Iris Dr in North Fort Myers, offers an opportunity to build a waterfront home. The property features over 17,200 sq ft and approximately 160+ feet of canal frontage. It provides indirect Gulf access, allowing for a quick boat ride to the Caloosahatchee River. The property is situated in a community with no HOA, on a paved road, and is zoned RS-1 for single-family use. The lot is located in a no flood zone and, according to prior records, did not flood during Hurricane Ian. Downtown Fort Myers is located just minutes away, providing access to dining, shopping, and entertainment. Nearby attractions include the Fort Myers River District, Edison & Ford Winter Estates, and waterfront restaurants along the Caloosahatchee. Everyday conveniences, grocery stores, medical facilities, parks, and churches are close by, along with quick access to I-75. The area is served by Lee County Schools. This property is suitable for builders, investors, or homeowners looking to secure a spacious waterfront lot in a central Southwest Florida location.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Restaurant Law Firm 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
    North Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.913361
    Latitude
    26.6609533

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    FAQs

    What type of property is this?
    Land - Oversized Gulf-access lot perfect for building a custom home.
    Where is this land located?
    The property is located at 941 Iris Dr lot 69 North Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $125,000.
    What are key features of this property?
    This property features: **Oversized 0.40‑acre Gulf‑access lot with 160+ feet of canal frontage, ideal for a custom home and outdoor living.**; Indirect Gulf access via a quick boat ride to the Caloosahatchee River, perfect for boating and fishing.; Located in a no flood zone and did not flood during Hurricane Ian, providing added peace of mind.
    (239) 784-8788
    We can help!
    Listing Contact
    Eddy Garcon
    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.

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