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    Waterfront Venue with Redevelopment Potential Title is generated by Realmo AI

    2124 NW American Legion Drive, Arcadia, FL 34266

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    For Sale
    $850,000

    Versatile waterfront property ideal for hospitality or redevelopment.

    Type:Mixed Use
    Property size:
    4,720 SF
    Price / SF:
    $180/SF
    Added:
    Oct 8, 2023
    Days on Market:
    958
    Last Refresh:
    Apr 1 at 8:44 pm

    Property Features for 2124 NW American Legion Drive

    General Information

    Standard status
    Active
    Size
    4,720 SF
    Property subtype
    Mixed Use

    Building Details

    Year Built
    1974

    We can help!

    Listing Contact
    Jean Vitali

    Listing agent Jean Vitali

    Listing office COLLINS MANAGEMENT

    Listing date Oct 8, 2023

    Source Xome

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of COLLINS MANAGEMENT

    HighLights

    • Approximately 561 ft of waterfront property.
    • Established venue with a history of hosting weddings, reunions, and special occasions.
    • Includes a fully stocked bar and kitchen equipment, tables, and chairs.
    • Features a Tiki Hut ready for service.
    • Located across the drive from a new boat ramp and public park.
    • Renovated after Hurricane Ian.

    Overview

    This property, formerly the American Legion Post K-11, features a metal building constructed circa 1974, renovated over the years, with recent renovations completed after Hurricane Ian. The property offers approximately 561 feet of waterfront and approximately 437 feet of street-side frontage. Previously a members-only lodge, it is now open to the public for food, drinks, and venue rentals. A fully stocked bar operates during food service hours, currently Wednesday through Friday, and an outside tiki hut is ready to resume service. The property has become a popular venue for weddings, reunions, and other special occasions. The hall includes restrooms for both men and women, a private front office, and a storage/AC equipment room. The American Legion Post K-11 plans to relocate to a smaller facility and will maintain their liquor and food service license. Depending on the buyer's intended use, they may need to obtain their own licenses to serve beer, wine, liquor, and/or food. Kitchen and bar equipment, along with tables and chairs, will remain. The uses for the building, property, and out structures are varied, and the buyer should verify all possibilities with the City of Arcadia. A new boat ramp is located across the drive, as is a public park.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wedding venues

    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
    Arcadia
    County
    DeSoto
    State
    Florida
    Longitude
    -81.8091
    Latitude
    27.1865

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    FAQs

    What type of property is this?
    Wedding venue - Versatile waterfront property ideal for hospitality or redevelopment.
    Where is this wedding venue located?
    The property is located at 2124 NW American Legion Drive Arcadia, FL.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: Approximately 561 ft of waterfront property.; Established venue with a history of hosting weddings, reunions, and special occasions.; Includes a fully stocked bar and kitchen equipment, tables, and chairs.
    (863) 494-6181
    We can help!
    Listing Contact
    Jean Vitali
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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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