Waterfront Mixed-Use
For Sale
$1,100,000
1261 Beach Rd, Englewood, FL 34223
Two residential units occupy the upper level above commercial space in a shell-ready waterfront building.
Property Size2,720 SF
Price / SF$404.41
Days on Market74
Property Features for 1261 Beach Rd
General Information
Standard status
Active
Size
2,720 SF
Zoning
Commercial General
Taxes and HOA fees
Annual Taxes
$4,306
Amenities
private docks
boat slips
Building Details
Buildings
1
Listing Agency:
CENTURY 21 SUNBELT REALTY
(941) 626-5432
Listed By:
Jayson Burtch · License #697135
(941) 626-5432
Source:
Exprealty
Added: Jun 19
Changed: Aug 31
Last Checked: Aug 30 at 11:02PM
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 property combines two residential units on the upper level with commercial space below. The interior has been reduced to a shell, allowing the next owner to shape the layout and finishes around an approved commercial or hospitality concept. The property carries Commercial General zoning in Charlotte County, subject to applicable permitting and approvals.
Water access is a defining physical feature. Two private docks provide four boat slips, with the canal connecting to the Intracoastal Waterway, Lemon Bay, and the Gulf. The property is near Englewood Beach, restaurants, shopping, recreation, and established local businesses. Its existing residential-over-commercial configuration and dock infrastructure support consideration of a range of mixed-use concepts, subject to county review.
Water access is a defining physical feature. Two private docks provide four boat slips, with the canal connecting to the Intracoastal Waterway, Lemon Bay, and the Gulf. The property is near Englewood Beach, restaurants, shopping, recreation, and established local businesses. Its existing residential-over-commercial configuration and dock infrastructure support consideration of a range of mixed-use concepts, subject to county review.
Key Highlights
- Two residential units above commercial space in an established mixed‑use configuration
- Interior restored to a shell for new layout and finish‑out
- Commercial General zoning in Charlotte County
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
Office B
$480.9K
$420.8K – $561.1K
NOI $33,665 @ 7.0% cap · market cap 3.06%
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
Property Profile
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two residential units occupy the upper level above commercial space in a shell-ready waterfront building.
Where is this mixed-use property 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: Two residential units above commercial space in an established mixed‑use configuration; Interior restored to a shell for new layout and finish‑out; Commercial General zoning in Charlotte County
