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    Luxury Residences on Tampa Riverwalk Title is generated by Realmo AI

    111 S ASHLEY DRIVE 3409, Tampa, FL 33602

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    For Sale
    $2,450,000

    Under construction, luxury residences with hotel benefits and rooftop amenities.

    Type:Condo/Townhome
    Property size:
    2,259 SF
    Price / SF:
    $1,084/SF
    Added:
    Mar 24, 2026
    Days on Market:
    73
    Last Refresh:
    Apr 6 at 2:32 am

    Property Features for 111 S ASHLEY DRIVE 3409

    General Information

    Standard status
    Active
    Size
    2,259 SF
    Property subtype
    Condo/Townhome

    Building Details

    Year Built
    2026

    We can help!

    Listing Contact
    Sarena Irwin

    Listing agent Sarena Irwin License #3034174

    Listing office SMITH & ASSOCIATES REAL ESTATE

    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 SMITH & ASSOCIATES REAL ESTATE

    HighLights

    • Luxury residences in Florida's first Pendry hotel with world‑class hospitality.
    • Exclusive access to hotel amenities, plus a dedicated residential amenity level with a resort‑style pool and lounge.
    • Located in downtown Tampa, overlooking the riverfront and Hillsborough Bay.
    • Spacious 2‑bedroom, 2.5‑bath Residence D with 2,259 sq ft, open floorplan and floor‑to‑ceiling glass.
    • High‑end finishes including Quartzite waterfall edge kitchen counters and Sub‑Zero & Wolf appliances.
    • Expansive terraces providing abundant outdoor living space with city and bay views.

    Overview

    Pendry Residences Tampa, Florida’s first Pendry hotel by Montage Hotels & Resorts, is currently under construction. These fully-serviced residences combine world-class hospitality with luxury living. Located above the hotel from levels 15 through 37, in downtown Tampa, residents benefit from exclusive hotel amenities and VIP access. A dedicated amenity level on the 38th-floor rooftop features a resort-style pool and lounge. The residences offer views of the downtown riverfront and Hillsborough Bay. Residence D features 2 bedrooms and 2.5 baths within 2,259 interior square feet. The open floorplans range from 1,380 to 3,200 square feet and feature 10-foot ceilings and floor-to-ceiling glass. Kitchens include Quartzite waterfall edge counters, Sub-Zero & Wolf appliances, and a 5-burner gas stove top. Porcelain flooring extends throughout the residence. Bathrooms feature custom-designed double vanities in Carrara marble over custom floating Italian millwork by Italkraft, designer plumbing fixtures, and a deep soaking tub. Expansive terraces provide outdoor living space with city and bay views. The location is convenient to Gulf beaches, the airport, and healthcare, education, and entertainment venues. Luxury lifestyle living is available on the Riverwalk.
    Location Intelligence

    Current Use by Public Records

    Residential income properties

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Tampa
    County
    Hillsborough
    State
    Florida
    Longitude
    -82.458339
    Latitude
    27.9442195

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    FAQs

    What type of property is this?
    Residential income property - Under construction, luxury residences with hotel benefits and rooftop amenities.
    Where is this residential income property located?
    The property is located at 111 S ASHLEY DRIVE 3409 Tampa, FL.
    What is the asking price?
    The asking price for this property is $2,450,000.
    What are key features of this property?
    This property features: Luxury residences in Florida's first Pendry hotel with world‑class hospitality.; Exclusive access to hotel amenities, plus a dedicated residential amenity level with a resort‑style pool and lounge.; Located in downtown Tampa, overlooking the riverfront and Hillsborough Bay.
    (727) 342-3800
    We can help!
    Listing Contact
    Sarena Irwin
    Real Estate License ID: 3034174
    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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