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    Lakefront Residence with Cathedral Ceilings Title is generated by Realmo AI

    810 Breakaway Lane 203, Naples, FL 34108

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    For Sale
    $1,295,000

    Second-floor residence with lake views, renovated kitchen, and community amenities.

    Type:Condo/Townhome
    Property size:
    1,832 SF
    Price / SF:
    $706/SF
    Added:
    Mar 24, 2026
    Days on Market:
    65
    Last Refresh:
    Apr 6 at 12:00 am

    Property Features for 810 Breakaway Lane 203

    General Information

    Standard status
    Active
    Size
    1,832 SF
    Property subtype
    Condo/Townhome

    Building Details

    Year Built
    1998

    We can help!

    Listing Contact
    Dave Renner

    Listing agent Dave Renner License #249512241

    Listing office Premier Sotheby's Int'l Realty

    Listing date Mar 24, 2026

    Source Exitrealty

    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 Premier Sotheby's Int'l Realty

    HighLights

    • Lakefront setting in the desirable Pelican Bay community.
    • Renovated and redesigned kitchen features quartz counters, stainless appliances, and new bar area.
    • Enjoy the enclosed lanai with glass sliders and soaring cathedral ceilings.
    • Recent upgrades: new roof and plumbing (2022), electric hurricane shutters, newer HVAC and water heater.
    • Enclosed study or potential third bedroom.
    • Breakwater amenities: gated community, elevator access to oversized two‑car garage, renovated pool, spa, fitness center, and clubhouse; short distance to beach and shops.

    Overview

    This second-floor residence offers a peaceful lakefront setting and features soaring cathedral ceilings. The property includes new wide plank wood floors and an enclosed lanai with glass sliders. The kitchen has been renovated and redesigned with a new bar area, quartz counters, and stainless appliances. A thoughtfully designed space provides a functional enclosed study or potential third bedroom off the back hallway. Additional recent improvements include a new roof and new plumbing pipes, both installed in 2022, as well as electric hurricane shutters, new light fixtures and fans, and a quartz counter in the guest bath. The HVAC system and water heater are also newer. Located in Breakwater at Pelican Bay, a gated community, residents have short distance to the beach and The Pavillion shops and restaurants. Community amenities include elevator access to oversize two-car garages, a newly renovated pool, spa, fitness center, and clubhouse. The property size is 1832 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential income properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Naples
    County
    Collier
    State
    Florida
    Longitude
    -81.8115543
    Latitude
    26.2515164

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    FAQs

    What type of property is this?
    Residential income property - Second-floor residence with lake views, renovated kitchen, and community amenities.
    Where is this residential income property located?
    The property is located at 810 Breakaway Lane 203 Naples, FL.
    What is the asking price?
    The asking price for this property is $1,295,000.
    What are key features of this property?
    This property features: Lakefront setting in the desirable Pelican Bay community.; Renovated and redesigned kitchen **features quartz counters, stainless appliances, and new bar area.**; **Enjoy the enclosed lanai with glass sliders and soaring cathedral ceilings.**
    (239) 261-6161
    We can help!
    Listing Contact
    Dave Renner
    Real Estate License ID: 249512241
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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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