Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterfront Land on Gulf Shore Title is generated by Realmo AI

    10540 GulfShore Dr, Naples, FL 34108

    View on Map
    Claim this Listing
    For Sale
    $12,000,000

    Multi-zoned property with water rights and deeded beach access.

    Type:General Commercial
    Added:
    Nov 22, 2023
    Days on Market:
    917
    Last Refresh:
    May 13 at 8:44 pm

    Property Features for 10540 GulfShore Dr

    General Information

    Standard status
    Active
    Property subtype
    General Commercial

    Building Details

    Year Built
    1962

    We can help!

    Listing Contact
    Patricia McLaughlin

    Listing agent Patricia McLaughlin

    Listing office Phase III Real Estate Services

    Listing date Nov 22, 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 Phase III Real Estate Services

    HighLights

    • Multi‑zoned property in the Tourist Development District offering potential for various developments.
    • Deeded beach access to Vanderbilt Beach.
    • Private boat ramp with docks/slips and gulf access on Vanderbilt Lagoon (with boat restrictions).
    • Located on Vanderbilt Lagoon with water rights.
    • Air rights offer potential to build higher than the current 7.5 stories with a variance.
    • Proximity to top restaurants on Gulf Shore Drive and Mercato.

    Overview

    Located in the Tourist Development District on Gulf Shore Drive, this multi-zoned property offers potential for multi-family dwellings, hotels/motels, timeshare facilities, and family care facilities. Situated on Vanderbilt Lagoon with water rights and gulf access (with boat restrictions), it features a private boat ramp and docks/slips. Deeded beach access across the street provides entry to Vanderbilt Beach. The location allows for walking north to Wiggins State Park or south to the Ritz Carlton Hotel, with sunset views. Nearby restaurants include The Turtle Club, Buzz Lighthouse, Balleen at La Playa, and Gumbo Limbo at the Ritz. The area is suited for walking, biking, boating, and beach activities. Vanderbilt Beach Road and Immokalee Road provide access to US 41, with stores, restaurants, and services. Mercato is located across the street, and downtown Naples is a short drive away. The property is currently zoned for 7.5 stories, with variance potential for increased height.
    Location Intelligence

    Current Use by Public Records

    Kings Crown Condominium Condominium Complex

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Naples
    County
    Collier
    State
    Florida
    Longitude
    -81.8249683
    Latitude
    26.2670515

    Nearby Similar for Sale

    • $995,000
      1,400 SF

      Remodeled Duplex on Double Lot

      Fully remodeled duplex on a double lot in Naples Park.
      545 102ND Ave N, NAPLES, FL 34108
      View Details
    • $1,095,000
      3,744 SF

      Rare Golden Gate Quadruplex

      Double quadruplex in prime location with long-term tenants.
      2550 Tropicana Blvd, NAPLES, FL 34116
      View Details
    • $1,095,000
      3,744 SF

      Rare Golden Gate Quadraplex

      Double quadraplex in prime location with long-term tenants.
      2530 Tropicana Blvd, NAPLES, FL 34116
      View Details
    • $995,000
      3,328 SF

      Well-Maintained Quadraplex in Golden Gate

      Four units, proven rental history, income increase potential.
      2779 Tropicana Blvd, NAPLES, FL 34116
      View Details
    • $1,299,000

      Naples Commercial Property For Sale

      Renovated flex space with fenced lot in Pine Ridge.
      6344 Janes Lane, Naples, FL 34109
      View Details
    • $1,800,000
      3,778 SF

      Luxurious Naples Duplex Investment Opportunity

      8-bedroom, 6-bath duplex near 5th Avenue and Naples beaches.
      1147 Steeves Ave, NAPLES, FL 34104
      View Details
    • $479,500

      Luxury Motorcoach Property in Naples

      Turnkey motorcoach property in Pelican Lake Motorcoach Resort.
      4620 Southern Breeze Dr lot: 14, NAPLES, FL 34114
      View Details
    • $825,000
      1,820 SF

      Naples Duplex: Income Potential

      Duplex in Naples with immediate rental income and long-term flexibility.
      1400 Rosemary Ln, NAPLES, FL 34103
      View Details
    • $585,000

      Naples Motorcoach Resort Luxury Lot

      Exceptional Naples Motorcoach Resort property with tiki hut and casita.
      13625 Snapper Ln lot: 116, NAPLES, FL 34114
      View Details
    • $575,000

      Versatile Commercial Condo in Naples

      Highly visible commercial property with strong accessibility and flexibility.
      3940 Radio Road, Naples, FL 34104
      View Details
    • $599,000
      1,500 SF

      Updated Duplex in Quiet Naples

      Updated duplex with two units on a quiet street.
      2656 Mangrove St, NAPLES, FL 34112
      View Details
    • $780,000
      2,310 SF

      Golden Gate City Triplex Investment

      Remodeled triplex in high-demand area with expansion potential.
      2241 SUNSHINE Blvd, NAPLES, FL 34116
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Multi-zoned property with water rights and deeded beach access.
    Where is this waterfront land located?
    The property is located at 10540 GulfShore Dr Naples, FL.
    What is the asking price?
    The asking price for this property is $12,000,000.
    What are key features of this property?
    This property features: Multi‑zoned property in the Tourist Development District offering potential for various developments.; Deeded beach access to Vanderbilt Beach.; Private boat ramp with docks/slips and gulf access on Vanderbilt Lagoon (with boat restrictions).
    (239) 597-9111
    We can help!
    Listing Contact
    Patricia McLaughlin
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    10540 GulfShore Dr, Naples, FL 34108
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!