Mixed-Use Retail with Waterfront
For Sale
$1,100,000
Pending
1261 BEACH RD, Englewood, FL 34223
Property features 1st-floor commercial general use, 2nd-floor residential use, and four boat slips near Lemon Bay.
Property Size2,720 SF
Days on Market87
Property Features for 1261 BEACH RD
General Information
Standard status
Pending
Size
2,720 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$4,306
Amenities
waterfront
4 boat slips
Building Details
Building Size
2,720 SF
Year Built
1965
Listing Agency:
CENTURY 21 SUNBELT REALTY
Listed By:
Jayson Burtch · License #274501012
(941) 626-5432
Source:
Nixandassociates
Added: Jun 19
Changed: Sep 8
Last Checked: Sep 12 at 9:38AM
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 CENTURY 21 SUNBELT REALTY
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes commercial general use on the 1st floor and residential use on the 2nd floor. The waterfront offering also includes four boat slips, providing a practical amenity for water-access operations.
The property is situated on Beach Road with convenient accessibility in Englewood. The public remarks note proximity to local amenities, businesses, and area attractions, and that the boat slips are minutes to Lemon Bay.
For buyers seeking an income-producing structure with both commercial and residential components, the existing two-level configuration and waterfront slip access are central features to consider.
The property is situated on Beach Road with convenient accessibility in Englewood. The public remarks note proximity to local amenities, businesses, and area attractions, and that the boat slips are minutes to Lemon Bay.
For buyers seeking an income-producing structure with both commercial and residential components, the existing two-level configuration and waterfront slip access are central features to consider.
Key Highlights
- First‑floor commercial general use with second‑floor residential use
- Includes four boat slips with minutes‑to‑Lemon‑Bay access
- Located on Beach Road in Englewood with convenient accessibility to local amenities and businesses
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$48,386
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.40%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$967,720
$967.7K
Cap Rate 7%
$691,229
$691.2K
Cap Rate 9%
$537,622
$537.6K
Market Conditions
NOI Build-Up for 2,720 SF
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.
Gross rent
$71.5K $26.28/SF
− Vacancy
−$2.4K −$0.87/SF
EGI
$69.1K $25.41/SF
− OpEx
−$20.7K −$7.62/SF
NOI
$48.4K $17.79/SF
Area
Charlotte County, FL
Vacancy
3.30%
Lease Rate
$26.28 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$967,720
Cap Rate 7%
$691,229
Cap Rate 9%
$537,622
Alternative Uses
Best Use
Retail
$691.2K
$604.8K – $806.4K
NOI $48,386 @ 7.0% cap · market cap 4.40%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$890.6K
$779.3K – $1.04M
NOI $62,342 @ 7.0% cap · market cap 5.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
477
Businesses Nearby
Explore this area
Business Placement
Demographics for 34223, FL
19,118
Population
14,484
Households
1.3
Avg Household Size
66
Median Age
39%
College-Educated
96%
High-School Grad
41.9 sq mi
ZIP Area
456
Density / Sq Mi
$70,155
Median Household Income
$39,486
Median Earnings
$1,288
Median Rent
$358,000
Median Home Value
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Property features 1st-floor commercial general use, 2nd-floor residential use, and four boat slips near Lemon Bay.
Where is this retail space located?
The property is located at 1261 BEACH RD Englewood, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: First‑floor commercial general use with second‑floor residential use; Includes four boat slips with minutes‑to‑Lemon‑Bay access; Located on Beach Road in Englewood with convenient accessibility to local amenities and businesses
