Boutique Condo-Hotel Development
13495 GULF Boulevard Madeira Beach, FL 33708
For Sale
$1,900,000
COMMERCIAL - MADEIRA BEACH, FL
Property Size5,500 SF
Lot Size0.23 Acres
Price / SF$345.45
Days on Market99
Property Features for 13495 GULF Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
APN
15-31-15-58320-010-0080
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MITCHELL'S BEACH REVISED BLK 10, LOTS 8 THRU 10 LESS RD R/W PER O.R.'S 4355/231 & 4426/1135
Tax Annual Amount
13858
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Listing Agency:
COASTAL PROPERTIES GROUP
(727) 493-1555
Listed By:
Karl Moeller · License #3037655
(727) 656-7440
Added: Apr 21
Changed: Jul 20
Last Checked: Jul 28 at 9:06PM
MLS# TB8501219
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
A fully approved development opportunity for a boutique condo-hotel at 13495 Gulf Boulevard. The plan calls for 8 residential units, including six 2-bedroom units and two 3-bedroom units, with dedicated parking for each unit. The development also includes approximately 5,500 square feet of commercial space, featuring a ground-level restaurant and a rooftop bar with Gulf views.
The project is permitted for nightly rentals and includes pet-friendly amenities. The site is also described as allowing interim income opportunities while preparing for development, such as parking and an ice vending setup.
This offering is structured as a ready-to-build development plan for a combined residential hospitality concept with dedicated parking and dedicated commercial components on the same property.
The project is permitted for nightly rentals and includes pet-friendly amenities. The site is also described as allowing interim income opportunities while preparing for development, such as parking and an ice vending setup.
This offering is structured as a ready-to-build development plan for a combined residential hospitality concept with dedicated parking and dedicated commercial components on the same property.
Key Highlights
- Fully approved development opportunity at 13495 Gulf Blvd in Madeira Beach, ready for immediate construction of a boutique condo‑hotel
- Planned mix of 8 residential units: six 2‑bedroom units and two 3‑bedroom units, each with dedicated parking
- Approximately 5,500 sq ft of commercial space with a ground‑level restaurant and a rooftop bar with Gulf views
Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $85.8k | $15.60 |
| − Vacancy | −$4.3k | −$0.78 |
| EGI | $81.5k | $14.82 |
| − OpEx | −$20.4k | −$3.70 |
| NOI | $61.1k | $11.11 |
5,500 SF · lease $15.60/SF/yr · vacancy 5.00% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$873.3K
$764.2K – $1.02M
NOI $61,133 @ 7.0% cap · market cap 3.22%
Second Best
Hotel Hospitality
$503.8K
$440.9K – $587.8K
NOI $35,269 @ 7.0% cap · market cap 1.86%
Theoretical Best
Office A
$1.43M
$1.25M – $1.67M
NOI $100,142 @ 7.0% cap · market cap 5.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Hotel - Fully approved site for a boutique condo-hotel with nightly rentals and ground-level restaurant plus rooftop bar.
Where is this hotel located?
The property is located at 13495 GULF Boulevard Madeira Beach, FL.
What is the asking price?
The asking price for this property is $1,900,000.
What are key features of this property?
This property features: Fully approved development opportunity at 13495 Gulf Blvd in Madeira Beach, ready for immediate construction of a boutique condo‑hotel; Planned mix of 8 residential units: six 2‑bedroom units and two 3‑bedroom units, each with dedicated parking; Approximately 5,500 sq ft of commercial space with a ground‑level restaurant and a rooftop bar with Gulf views
