Mixed-Use Waterfront
For Sale
$1,050,000
3324 Stringfellow Rd, Saint James City, FL 33956
Waterfront commercial property with private dock access and an included residential unit.
Property Size4,389 SF
Days on Market90
Property Features for 3324 Stringfellow Rd
General Information
Standard status
Active
Size
4,389 SF
Property subtype
Retail
Additional Details
Liquor License
Yes
Amenities
private dock access
residential unit
Building Details
Building Size
4,389 SF
Year Built
1959
Listing Agency:
LQ Commercial - Corporate
(239) 441-5955
Listed By:
Huck Hagerty
(239) 441-5955
Source:
Lqcre
Added: Jun 2
Changed: Aug 29
Last Checked: Jul 22 at 2:42AM
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 LQ Commercial - Corporate
Investment Insights
Based on property information with market context.
The property is a mixed-use commercial asset with direct waterfront access, a private dock, and an accompanying residential unit. Built in 1959, it combines road-facing commercial exposure with access for boat traffic and offers approximately 120± feet of waterfront frontage.
Located at 3324 Stringfellow Rd in Saint James City, the property sits along Stringfellow Road, identified as Pine Island’s primary commercial corridor. The acquisition structure may include the real estate alone or the real estate together with the business. Transferable beer, wine, and lottery licenses are included subject to approval, providing additional operating components for a qualified purchaser.
Located at 3324 Stringfellow Rd in Saint James City, the property sits along Stringfellow Road, identified as Pine Island’s primary commercial corridor. The acquisition structure may include the real estate alone or the real estate together with the business. Transferable beer, wine, and lottery licenses are included subject to approval, providing additional operating components for a qualified purchaser.
Key Highlights
- Approximately 120'± of direct waterfront frontage
- Private dock access supports boating access
- Mixed‑use property includes a residential unit
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
$57,576
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
5.48%
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%
$1,151,520
$1.2M
Cap Rate 7%
$822,514
$822.5K
Cap Rate 9%
$639,733
$639.7K
Market Conditions
NOI Build-Up for 4,389 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
$84.8K $19.32/SF
− Vacancy
−$2.5K −$0.58/SF
EGI
$82.3K $18.74/SF
− OpEx
−$24.7K −$5.62/SF
NOI
$57.6K $13.12/SF
Area
Lee County, FL
Vacancy
3.00%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
30.00%
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%
$1,151,520
Cap Rate 7%
$822,514
Cap Rate 9%
$639,733
Alternative Uses
Best Use
Retail
$822.5K
$719.7K – $959.6K
NOI $57,576 @ 7.0% cap · market cap 5.48%
Second Best
Mixed Use
$773.6K
$676.9K – $902.5K
NOI $54,149 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,698 @ 7.0% cap · market cap 9.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 33956, FL
3,861
Population
3,600
Households
1.1
Avg Household Size
66
Median Age
24%
College-Educated
93%
High-School Grad
16.3 sq mi
ZIP Area
237
Density / Sq Mi
$64,539
Median Household Income
$31,701
Median Earnings
$2,259
Median Rent
$284,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Waterfront commercial property with private dock access and an included residential unit.
Where is this mixed-use property located?
The property is located at 3324 Stringfellow Rd Saint James City, FL.
What is the asking price?
The asking price for this property is $1,050,000.
What are key features of this property?
This property features: Approximately 120'± of direct waterfront frontage; Private dock access supports boating access; Mixed‑use property includes a residential unit
