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    14551 Sherbrook Pl, Unit 305 Fort Myers, FL 33912

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    Pending
    $299,900

    Updated condo with water views, furnished, and social membership.

    Property size:
    1,170 SF
    Lot size:
    0.33 Acres

    Property Features for 14551 Sherbrook Pl

    General Information

    Standard status
    Pending
    Size
    1,170 SF
    Lot size
    0.33 Acres

    Building Details

    Year built
    2000

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    Listing Contact
    Michelle Constantine
    Source: Exitrealty

    Listing Agency: Real Estate Prof of SWFL LLC Listing Agent: Michelle Constantine

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

    Learn more

    Overview

    Top Floor Condo with Views

    This top-floor condo offers panoramic views of the water and the 15th hole. The unit features vaulted ceilings that create a spacious and open feel, enhanced by natural light. The kitchen was updated in 2022 with premium granite countertops, a tiled backsplash, and stainless steel appliances. Custom light fixtures, an electric roll-down storm shutter, and a sunshade are installed on the lanai. The bedrooms feature luxury vinyl flooring and plantation shutters. A new washer and dryer were installed in 2022. The bathrooms have been updated with new vanities, lighting, mirrors, and showers, also in 2022. California-style built-in closets are included, and the condo is offered furnished. This is a Social Membership property, providing access to amenities such as bocce, tennis, pickleball, a sports bar, fine dining, an exercise facility with classes, and an outdoor sunset grill by a lagoon-style pool with a waterfall. The property is located steps from the pool and is conveniently located close to shopping, dining, entertainment, I75, and Southwest Florida International Airport. The property size is 1170 square feet.
    Location Intelligence

    Current Use by Public Records

    Residential income properties

    Suggested Use

    Real Estate Agency Dental Office Building Supply Gym & Fitness Center Pharmacy Skin Care Clinic Accounting Firm Big Box & Wholesale Store Kitchen & Bath Showroom Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.8186037
    Latitude
    26.5271286

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    FAQs

    What type of property is this?
    Residential income property - Updated condo with water views, furnished, and social membership.
    Where is this residential income property located?
    The property is located at 14551 Sherbrook Pl, Unit 305 Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $299,900.
    What are key features of this property?
    This property features: - Panoramic water and golf course views from a top-floor condo.; - Updated kitchen (2022) with granite countertops and stainless steel appliances.; - Offered furnished with updated bathrooms (2022) and luxury vinyl flooring.
    (508) 868-4031
    Request Owner's contact information
    14551 Sherbrook Pl, Unit 305 Fort Myers, FL 33912
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    Fort Myers, FL 33912
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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
    14551 Sherbrook Pl, Unit 305 Fort Myers, FL 33912
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    Listing Contact
    Michelle Constantine
    Real Estate License ID: 453004186
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