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    Canal Front Corner Lot Opportunity Title is generated by Realmo AI

    106 N 38th Street, Mexico Beach, FL 32456

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    Claim this Listing
    For Sale
    $1,200,000

    LAND - Mexico Beach, FL

    Lot size:
    0.23 Acres
    Added:
    Feb 5, 2026
    Days on Market:
    97
    Last Refresh:
    May 13 at 2:06 am

    Property Features for 106 N 38th Street

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    04779-000-000
    Lot size
    0.23 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    MEXICO BEACH UNIT #8 213D1 LOT 8 BLK 3 ORB 4189 P 266
    Tax Annual Amount
    9178

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Carol E Erwin
    Carol E Erwin

    Listing agent Carol E Erwin License #3079585

    Listing office Forgotten Coast Realty of NW Florida LLC 490 5th St, Mexico Beach, FL

    Listing date Feb 5, 2026

    MLS# 784870 Listing URL

    Copyright © 2026 Central Panhandle 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.

    HighLights

    • Rare canal front corner lot with immediate water access.
    • Located in a private cul‑de‑sac in Mexico Beach, FL.
    • Expanded water frontage (approximately 135+/- feet and 36+/- feet).
    • Room for multiple boathouses and boat slips.
    • Close proximity (half mile) to beaches, services, dining, and shopping.
    • Ideal for boat owners, builders, and vacation rental investors.

    Overview

    This is a canal front corner lot in Mexico Beach, Florida, situated in a private cul-de-sac. The property offers immediate water access and space for multiple boathouses. It is an investment opportunity for boat owners, builders, and vacation rental investors seeking Gulf Coast access. The corner lot on the canal provides expanded water frontage, approximately 135 feet on one side and 36 feet on the other, offering flexibility for dock placement, additional boathouse structures, and multiple boat slips. Located on the north side of Hwy 98, the lot sits at the end of a quiet cul-de-sac. The location is close to community amenities and approximately a half mile from beaches. Essential services, dining, and shopping are within approximately a half mile. The lot size is 0.23 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    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
    -85.4229072
    Latitude
    29.9522283

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    FAQs

    What type of property is this?
    Waterfront Land - Rare canal front corner lot with water access in Mexico Beach.
    Where is this waterfront land located?
    The property is located at 106 N 38th Street Mexico Beach, FL.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Rare canal front corner lot with immediate water access.; Located in a private cul‑de‑sac in Mexico Beach, FL.; Expanded water frontage (approximately 135+/- feet and 36+/- feet).
    (850) 819-1205
    We can help!
    Listing Contact
    Carol E Erwin
    Carol E Erwin
    Real Estate License ID: 3079585
    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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