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    15 Seaview Avenue Conch Key, FL 33050

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    Claim this Listing
    New
    For Sale
    $2,950,000

    Other Services - Conch Key, FL

    Added:
    Apr 28, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 29 at 6:06 pm

    Property Features for 15 Seaview Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CFS - Commercial Fishing Special Districts
    Standard status
    Active
    APN
    00386110-000000

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    5071.63

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1958
    Architectural style
    Other

    We can help!

    Listing Contact
    Nancy Hershoff
    Nancy Hershoff

    Listing agent Nancy Hershoff License #3292981

    Listing office Coldwell Banker Schmitt Islamorada 85990 Overseas Highway, ISLAMORADA, FL

    Listing date Apr 28, 2026

    MLS# 611074 Listing URL

    Copyright © 2026 Florida Keys Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Conch Key Fish House Property

    This property includes a fish house of approximately 1000 square feet, along with a 20 ft blast freezer and one cooler/freezer (one is not hooked up and not in working condition). It also features two 20 ft container boxes, one 30 ft container box, and a Ted shed. A surveillance system with 20 cameras is in place. There is a lean-to working area (approximately 20ft x 15ft), and an open-air covered working area. Dockage is available to accommodate 14 boats. There is an active permit to build a dock of 612 square feet, which must be completed by the beginning of 2026, according to the seller. The property also includes two 1000 lb ice machines (Hoshizaki, one Icubed ice, one flake), and two leased 500-gallon double-walled gas tanks to be paid off by the end of the year 2024. The property is located in Conch Key, FL.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Refrigerated & Cold Storage

    Map

    City
    Conch Key
    County
    Monroe
    State
    Florida
    Longitude
    -80.889508
    Latitude
    24.791044

    FAQs

    What type of property is this?
    Refrigerated & cold storage - Fish house with blast freezer and dockage for 14 boats.
    Where is this refrigerated & cold storage located?
    The property is located at 15 Seaview Avenue Conch Key, FL.
    What is the asking price?
    The asking price for this property is $2,950,000.
    What are key features of this property?
    This property features: Dockage for 14 boats with active permit to build a 612 sq ft dock (permit valid until early 2026).; Includes a **1000 sq ft fish house with a 20 ft blast freezer and cooler/freezer**.; Enhanced security with a surveillance system featuring 20 cameras.
    (305) 393-4061
    We can help!
    Listing Contact
    Nancy Hershoff
    Nancy Hershoff
    Real Estate License ID: 3292981
    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.

    More about this property
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