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    Canal Front Quad Plex Project Title is generated by Realmo AI

    100 42nd St, Mexico Beach, FL 32456

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    Claim this Listing
    New
    For Sale
    $2,650,000

    MULTI_FAMILY - Mexico Beach, FL

    Property size:
    2,684 SF
    Lot size:
    28.00 Acres
    Price / SF:
    $987/SF
    Added:
    May 22, 2026
    Days on Market:
    2
    Last Refresh:
    May 23 at 1:06 am

    Property Features for 100 42nd St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Property condition
    Under Construction
    Bedrooms
    5
    Bathrooms
    5
    Rooms
    Bathroom 4, Bedroom 2, Bedroom 5, Bedroom 4, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 5, Bathroom 2, Bedroom 3
    Parking
    3
    Parking features
    Carport, Driveway
    Interior features
    Breakfast Bar, Kitchen Island, Newly Painted, Recessed Lighting, Wet Bar
    Appliances
    Convection Oven, Dishwasher, Disposal, Exhaust Fan, Freezer, Ice Maker, Microwave, Refrigerator, Tankless Water Heater, Wall Oven
    Standard status
    Active
    APN
    04765000004
    Size
    2,684 SF
    Lot size
    28.00 Acres

    Taxes and HOA fees

    Tax Description
    MEXICO BEACH UNIT #7 COMM AT NORTHERN MOST COR OF LOT 6 BLK 16 SE 17.81' SW 22.5' SW 22.5' FOR POB SW 22.5' SE 62' NE 22.5' NW 62' TO POB AKA UNIT # 3 TOG W/COMMON AREA & BS #4 ORB 4672 P 1778

    Utilities

    Utilities
    Cable Available
    Sewer type
    Public Sewer
    Water source
    Public
    Water front
    1

    Building Details

    Year built
    2026
    Building materials
    HardiPlank Type
    Roof type
    Metal

    We can help!

    Listing Contact
    Zach Ferrell

    Listing agent Zach Ferrell License #3102406

    Listing office Nai Talcor - Psj 212 Hwy. 98 W Ste A, PORT ST. JOE, FL

    Listing date May 22, 2026

    MLS# 328416 Listing URL

    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.

    HighLights

    • Fully furnished, turn‑key custom‑built townhome.
    • Includes a 25,000 lb boat lift and deeded boat slip (15' x 40'+).
    • Canal front access.
    • Option to use as a 5‑bedroom unit or convert the 5th bedroom into a tackle room.
    • Spacious middle floor designed for living, dining, and kitchen with ample entertaining space.
    • New construction built in 2026.

    Overview

    This quad plex project offers luxury units with canal front access and a deeded boat slip with 15' of clearance in width and over 40 ft in length. Located on the original site of the famous Mexico Beach "Top of the Gulf" Restaurant. The fully furnished, turn-key, custom-built townhome includes a 25,000 lb boat lift. The units can be used as a 5-bedroom unit, or the 5th bedroom can serve as a tackle room and overflow bed. The property encompasses 2,684 square feet on a 28-acre lot.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Real Estate Agency Big Box & Wholesale Store Hair Salon Nail Salon Department Store Grocery & Convenience Store Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Mexico Beach
    County
    Gulf
    State
    Florida
    Longitude
    -85.427795
    Latitude
    29.951383

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    FAQs

    What type of property is this?
    Quadplex - Fully furnished, custom-built townhome with boat lift and canal access.
    Where is this quadplex located?
    The property is located at 100 42nd St Mexico Beach, FL.
    What is the asking price?
    The asking price for this property is $2,650,000.
    What are key features of this property?
    This property features: Fully furnished, turn‑key custom‑built townhome.; Includes a **25,000 lb boat lift** and **deeded boat slip (15' x 40'+)**.; Canal front access.
    (850) 527-2330
    We can help!
    Listing Contact
    Zach Ferrell
    Real Estate License ID: 3102406
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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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