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    Gulf Access Homesite in Naples Title is generated by Realmo AI

    1675 Avion Pl lot 15, Naples, FL 34104

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    Claim this Listing
    For Sale
    $920,000

    LAND - NAPLES, FL

    Lot size:
    0.18 Acres
    Added:
    Jun 26, 2025
    Days on Market:
    346
    Last Refresh:
    Jun 6 at 5:06 am

    Property Features for 1675 Avion Pl lot 15

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Cleared, Grassed
    Standard status
    Active
    APN
    02230600003
    Lot size
    0.18 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    AVION PARK BLK A LOT 15
    Tax Annual Amount
    4801

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Paul Vacco

    Listing agent Paul Vacco License #NAPLES-249523273

    Listing office Berkshire Hathaway FL Realty 711 5th Ave S Ste 201, Sunrise, FL

    Listing date Jun 26, 2025

    MLS# 225057607 Listing URL

    Copyright © 2026 Naples Area 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.

    HighLights

    • Gulf‑access homesite with no HOA, offering boating, kayaking, and paddleboarding from your backyard.
    • In‑town location minutes from downtown Naples, providing convenient access to dining, shopping, and parks.
    • Private dock underway and state mangrove mitigation paid, saving time and costs.
    • Stamped Ashmore Design home plans included, offering a starting point for a custom waterfront residence.
    • Build‑ready with completed boundary survey, geotechnical soil testing (no pilings needed), and city water/sewer in place.
    • Proximity to Greenway Nature Trail, Baker Park, Port 32 Marina, and Wahoo's River Bar & Grill, enhancing the Naples lifestyle.

    Overview

    Located in the 27-home community of Avion Park, this 75' x 105' Gulf-access homesite offers the opportunity for boating, kayaking, paddleboarding, and the Naples lifestyle. The property has water access through the Gordon River to Naples Bay and the Gulf. Tucked along a quiet residential street, the property combines the feel of a private waterfront retreat with convenient access to Naples Bay, local marinas, waterfront dining, shopping, and nearby parks. A private dock is currently underway, and state mangrove mitigation has already been paid. Stamped Ashmore Design home plans are included and provide a starting point for creating a custom waterfront residence. Additional due diligence items already completed include a boundary survey and geotechnical soil testing, supporting construction without the need for pilings. City water and sewer are already in place. Just steps away, the Greenway Nature Trail connects to Baker Park and downtown Naples through scenic walking and biking paths. Nearby Port 32 Marina and Wahoo's River Bar & Grill add to the boating lifestyle appeal. The property is located minutes from downtown Naples and offers no HOA.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Law Firm Real Estate Agency Dental Office Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Naples
    County
    Collier
    State
    Florida
    Longitude
    -81.783424
    Latitude
    26.154174

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    FAQs

    What type of property is this?
    Waterfront Land - Waterfront land with Gulf access, no HOA, near downtown Naples.
    Where is this waterfront land located?
    The property is located at 1675 Avion Pl lot 15 Naples, FL.
    What is the asking price?
    The asking price for this property is $920,000.
    What are key features of this property?
    This property features: Gulf‑access homesite with no HOA, offering boating, kayaking, and paddleboarding from your backyard.; In‑town location minutes from downtown Naples, providing convenient access to dining, shopping, and parks.; **Private dock underway and state mangrove mitigation paid, saving time and costs.**
    (239) 776-1960
    We can help!
    Listing Contact
    Paul Vacco
    Real Estate License ID: NAPLES-249523273
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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.

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