Luxury Condo-Hotel Suites on Madeira
For Sale
$1,898,594
15000 MADEIRA WAY #643, Madeira Beach, FL 33708
New luxury resort with premium amenities and water views.
Property Size675 SF
Price / SF$73.02
Days on Market245
Property Features for 15000 MADEIRA WAY #643
General Information
Standard status
Active
Size
675 SF
Property subtype
Condo - Hotel
Taxes and HOA fees
Annual Taxes
$11,477
Building Details
Building Size
675 SF
Year Built
2026
Listing Agency:
CENTURY 21 BEGGINS
Listed By:
Jeffrey Beggins · License #3198601
(813) 245-0015
Source:
Judibeck
Added: Jan 2
Changed: Sep 3
Last Checked: Sep 4 at 12:41PM
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 BEGGINS
Investment Insights
Based on property information with market context.
The Beachmaker Resort, a Marriott Autograph Collection hotel on Madeira Beach, offers a new standard of luxury. This pre-construction development is accepting 65 visionary pre-construction buyers into its Founder's Club. The resort will feature 161 condo-hotel suites across 14 unique floor plans on levels 4 through 7, and 10 exclusive Marriott-branded residential condominiums on the 8th-floor penthouse level. Every unit has a water view, whether of the Gulf and Beach or the Intracoastal Waterway and canals of Madeira Beach. The Beachmaker Resort includes 26,000 square feet of premium retail, dining, and entertainment spaces. Amenities include a 4th-floor amenity deck with two pools, cabanas, a hot tub, a sunset terrace, a wedding and banquet facility with expansive pre-function areas, and a state-of-the-art business conference center. Dining options include Cozina, a signature three-meal restaurant, Bom Bom, a beachside bar, and a unique lobby bar experience with captivating views and a private sky bridge for seamless access to the white sands of Madeira Beach. Participation in the expert on-site Marriott property management program is required, per City of Madeira Beach regulations. Groundbreaking is expected in 2025, with closing expected in 2027.
Key Highlights
- Pre‑construction opportunity to own a condo‑hotel unit in The Beachmaker Resort, a Marriott Autograph Collection property on Madeira Beach.
- Exclusive Founder's Club membership for early buyers** (limited to 65), offering prime room locations, fixed introductory pricing, designer furniture packages, complimentary first‑year condo fees, a 60% revenue split, resort access and global Marriott Envia benefits.
- Guaranteed water views** from every unit (Gulf/Beach or Intracoastal/Islandview).
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
$166,725
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
8.78%
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%
$3,334,500
$3.3M
Cap Rate 7%
$2,381,786
$2.4M
Cap Rate 9%
$1,852,500
$1.9M
Market Conditions
NOI Build-Up for 26,000 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
$468.0K $18.00/SF
− Vacancy
−$117.0K −$4.50/SF
EGI
$351.0K $13.50/SF
− OpEx
−$184.3K −$7.09/SF
NOI
$166.7K $6.41/SF
Area
Pinellas County, FL
Vacancy
25.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$3,334,500
Cap Rate 7%
$2,381,786
Cap Rate 9%
$1,852,500
Alternative Uses
Best Use
Apartment 5plus
$3.42M
$2.99M – $3.99M
NOI $239,125 @ 7.0% cap · market cap 12.59%
Second Best
Hotel Hospitality
$2.38M
$2.08M – $2.78M
NOI $166,725 @ 7.0% cap · market cap 8.78%
Theoretical Best
Office A
$6.76M
$5.92M – $7.89M
NOI $473,396 @ 7.0% cap · market cap 24.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
633
Businesses Nearby
Explore this area
Business Placement
Demographics for 33708, FL
16,034
Population
13,211
Households
1.2
Avg Household Size
60
Median Age
44%
College-Educated
96%
High-School Grad
3.4 sq mi
ZIP Area
4,716
Density / Sq Mi
$83,773
Median Household Income
$49,403
Median Earnings
$1,961
Median Rent
$463,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Resort - New luxury resort with premium amenities and water views.
Where is this resort located?
The property is located at 15000 MADEIRA WAY #643 Madeira Beach, FL.
What is the asking price?
The asking price for this property is $1,898,594.
What are key features of this property?
This property features: Pre‑construction opportunity to own a condo‑hotel unit in The Beachmaker Resort, a Marriott Autograph Collection property on Madeira Beach.; Exclusive Founder's Club membership for early buyers** (limited to 65), offering prime room locations, fixed introductory pricing, designer furniture packages, complimentary first‑year condo fees, a 60% revenue split, resort access and global Marriott Envia benefits.; Guaranteed water views** from every unit (Gulf/Beach or Intracoastal/Islandview).
