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    AG2 Property with River Access Title is generated by Realmo AI

    11331 Long Rd 333, Fort Myers, FL 33905

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    Claim this Listing
    For Sale
    $1,500,000

    18-acre AG2 property featuring substantial improvements and Orange River access.

    Type:Commercial
    Property size:
    8,000 SF
    Lot size:
    18.00 Acres
    Price / SF:
    $187/SF
    Added:
    May 20, 2026
    Days on Market:
    9
    Last Refresh:
    May 20 at 1:41 pm

    Property Features for 11331 Long Rd 333

    General Information

    Standard status
    Active
    Size
    8,000 SF
    Lot size
    18.00 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1995

    We can help!

    Listing Contact
    Alberto Vrillaud

    Listing agent Alberto Vrillaud License #277008997

    Listing office VM Real Estate LLC

    Listing date May 20, 2026

    Source Elliman

    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 VM Real Estate LLC

    HighLights

    • Approximately 18 acres zoned AG2 offering versatile usage possibilities.
    • Features an 8,000 SF air‑conditioned building with 2 bathrooms.
    • Includes a 17,000 SF open barn and 3,200 SF enclosed barn.
    • Access to the Orange River.
    • Approximately 10 acres located beneath high‑voltage transmission lines.
    • Opportunity to purchase an adjacent 10‑acre parcel with extensive frontage along the Orange River.

    Overview

    This unique AG2 property offers approximately 18 acres with Orange River access. The property includes an 8,000 square foot air-conditioned building with 2 bathrooms, suitable for agricultural, storage, workshop, equestrian, nursery, or other permitted AG2 uses. Additional improvements consist of a 17,000 square foot open barn and a 3,200 square foot enclosed barn. Approximately 10 acres are situated beneath high-voltage transmission lines, offering flexibility for agricultural, grazing, storage, or compatible outdoor uses. Access to the Orange River adds unique character and recreational appeal to the property. Buyers are encouraged to review Sec. 34-653 (Use Regulations for Agricultural Districts) to evaluate the wide range of potential permitted uses under AG2 zoning.

    Financial Insights

    Value Estimation Calculated for Warehouse

    Conservative
    $906.3K
    NOI $81,567 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.17M
    NOI $81,567 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.63M
    NOI $81,567 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Warehouse

    Component $ $/SF
    Gross rent $100.8k $12.60
    − Vacancy −$4.8k −$0.60
    EGI $96.0k $12.00
    − OpEx −$14.4k −$1.80
    NOI $81.6k $10.20
    8,000 SF · lease $12.60/SF/yr · vacancy 4.80% · expense 15.00%

    Alternative Use Scenarios

    Best Use
    Warehouse
    $1.17M
    $1.02M – $1.36M (±1% cap)
    NOI $81,567 @ 7.0% cap · market cap 5.44%
    Second Best
    Industrial
    $1.04M
    $912.9K – $1.22M (±1% cap)
    NOI $73,030 @ 7.0% cap · market cap 4.87%
    Theoretical Best
    Office A
    $2.52M
    $2.20M – $2.94M (±1% cap)
    NOI $176,256 @ 7.0% cap · market cap 11.75%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Warehouses

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.7687507
    Latitude
    26.6892071

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    FAQs

    What type of property is this?
    Agricultural property - 18-acre AG2 property featuring substantial improvements and Orange River access.
    Where is this agricultural property located?
    The property is located at 11331 Long Rd 333 Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $1,500,000.
    What are key features of this property?
    This property features: Approximately 18 acres zoned AG2 offering versatile usage possibilities.; Features an **8,000 SF air‑conditioned building with 2 bathrooms.**; Includes a 17,000 SF open barn and 3,200 SF enclosed barn.
    (786) 800-8541
    We can help!
    Listing Contact
    Alberto Vrillaud
    Real Estate License ID: 277008997
    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.

    More about this property
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