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    226 Connecticut Street Fort Myers Beach, FL 33931

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    For Sale
    $829,000

    MULTI_FAMILY - Other - Fort Myers Beach, FL

    Lot size:
    0.41 Acres
    Added:
    Dec 1, 2025
    Days on Market:
    154
    Last Refresh:
    May 4 at 5:06 pm

    Property Features for 226 Connecticut Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    3
    Bathrooms
    3
    Rooms
    Bedroom 2, Bedroom 3, Bedroom 1, Bathroom 3, Bathroom 2, Bathroom 1
    Pets allowed
    Yes
    Exterior features
    RoomForPool
    Standard status
    Active
    APN
    29-46-24-W2-00151.0050
    Lot size
    0.41 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    CASES SUBD PB 1 PG 58 COCOS PARK LT 4 + NE 25FT LT 5
    Tax Annual Amount
    9022

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Wall Unit(s)
    Water source
    Public

    Building Details

    Year built
    1958
    Number of units
    2
    Flooring type
    Carpet, Laminate
    Building materials
    WoodSiding
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Tom Swanbeck
    Tom Swanbeck

    Listing agent Tom Swanbeck License #258500162

    Listing office Keller Williams Fort Myers 2450 Estero Blvd, Fort Myers, FL

    Listing date Dec 1, 2025

    MLS# 2025022280 Listing URL

    Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Fort Myers Beach Multifamily Opportunity

    This property on Fort Myers Beach presents an opportunity for weekly rentals with direct access to the Gulf. The oversized lot, located mid-island, offers potential for development, including the possibility of splitting the parcel into two lots to create two residences. Zoned for multi-family duplex use, the property has income-generating potential. The location provides access to sunrises at the Mound House along the Back Bay and sunsets over the Gulf, with views of Sanibel Island, Bonita Springs, and Naples. Nearby amenities include Snookbight Marina, Fresh Catch Bistro, Junkanoo Below Deck, and Publix.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Nail Salon Gym & Fitness Center Accounting Firm Skin Care Clinic Kitchen & Bath Showroom Big Box & Wholesale Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers Beach
    County
    Lee
    State
    Florida
    Longitude
    -81.92856
    Latitude
    26.444123

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    FAQs

    What type of property is this?
    Duplex - Multifamily property with direct beach access and development potential.
    Where is this duplex located?
    The property is located at 226 Connecticut Street Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $829,000.
    What are key features of this property?
    This property features: Direct beach access to the Gulf of Mexico; Oversized lot with development potential - split into two parcels; Zoned for multi‑family duplex use - significant income potential
    (239) 292-6284
    We can help!
    Listing Contact
    Tom Swanbeck
    Tom Swanbeck
    Real Estate License ID: 258500162
    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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    226 Connecticut Street, Fort Myers Beach, FL 33931
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