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    Waterside Condo with Sunset Views Title is generated by Realmo AI

    4191 Bay Beach Lane 253, Fort Myers Beach, FL 33931

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    For Sale
    $649,000

    Pristine 3 bed, 2 bath condo with Gulf views.

    Type:Condo/Townhome
    Property size:
    1,636 SF
    Lot size:
    0.48 Acres
    Price / SF:
    $396/SF
    Added:
    Mar 24, 2026
    Days on Market:
    75
    Last Refresh:
    Apr 6 at 3:42 am

    Property Features for 4191 Bay Beach Lane 253

    General Information

    Standard status
    Active
    Size
    1,636 SF
    Lot size
    0.48 Acres
    Property subtype
    Condo/Townhome

    Building Details

    Year Built
    1998

    We can help!

    Listing Contact
    Tony Provinzino
    Tony Provinzino

    Listing agent Tony Provinzino License #258008886

    Listing office Sun Coast Global, Inc.

    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 Sun Coast Global, Inc.

    HighLights

    • Gulf of Mexico sunset views from a 5th‑floor condo
    • Deeded beach access in a premier gated community (Waterside)
    • Furnished 3‑bed, 2‑bath condo with 9‑foot ceilings
    • Resort‑style amenities: pool, tennis, exercise room, sauna, and more
    • Private fishing pier and nearby marina with boat rentals/slips
    • Proximity to shopping, dining, and entertainment (Promenade, Coconut Point, Naples)

    Overview

    Located in the premier gated community of Waterside on Fort Myers Beach, this pristine condo offers sunset views of the Gulf of Mexico, Big Carlos Pass, Lovers Key, and the intercoastal waterway. Situated on the 5th floor of Waterside Building II, the furnished unit features 3 bedrooms, 2 bathrooms, surround sound, and 9-foot ceilings. The property size is 1636 square feet. Waterside provides deeded beach access, a private fishing pier, gate attendant, exercise room, sauna, social room, lighted clay tennis courts, and a resort-style pool. Residents can enjoy biking and walking paths, as well as new bocce ball and pickleball courts. Guest suites are available within the building for visitors. The location offers convenient access to the beach and nearby Fishtail Marina for boat rentals. Boat slips are available for rent or purchase. Located on the south end of the beach, the condo provides quick access to the shops of Promenade, Coconut Point, and Fifth Avenue in South Naples.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterside II At Bay ... Condominium Complex Fairview Forest Products ... General Contractor

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Nail Salon Gym & Fitness Center Auto Repair Shop Kitchen & Bath Showroom Big Box & Wholesale Store Pharmacy Department Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers Beach
    County
    Lee
    State
    Florida
    Longitude
    -81.8882812
    Latitude
    26.4094048

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    FAQs

    What type of property is this?
    Residential income property - Pristine 3 bed, 2 bath condo with Gulf views.
    Where is this residential income property located?
    The property is located at 4191 Bay Beach Lane 253 Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $649,000.
    What are key features of this property?
    This property features: Gulf of Mexico sunset views from a 5th‑floor condo; Deeded beach access in a premier gated community (Waterside); Furnished 3‑bed, 2‑bath condo with 9‑foot ceilings
    (239) 961-9199
    We can help!
    Listing Contact
    Tony Provinzino
    Tony Provinzino
    Real Estate License ID: 258008886
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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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    4191 Bay Beach Lane 253, Fort Myers Beach, FL 33931
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