Entitled Land Mixed-Use
For Sale
$9,950,000
430 SW 47th Terrace, Cape Coral, FL 33914
Approved plans for mixed-use workforce housing and commercial space.
Property Size42,904 SF
Price / SF$231.91
Days on Market195
Property Features for 430 SW 47th Terrace
General Information
Standard status
Active
Size
42,904 SF
Property subtype
Office
Taxes and HOA fees
Annual Taxes
$4,869
Amenities
3
Building Details
Year Built
2026
Listing Agency:
Coast Life Properties LLC
(239) 402-5581
Listed By:
Kyle Doyon · License #BK3586353
(616) 638-9795
Source:
Xome
Added: Feb 22
Changed: Sep 4
Last Checked: Sep 5 at 4:59AM
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 Coast Life Properties LLC
Investment Insights
Based on property information with market context.
This entitled land features approved plans for a mixed-use development with workforce housing and commercial space. The property is zoned CP, which allows for a range of uses. The development includes 39 workforce housing units and 8,300 square feet of commercial space, creating a live-work environment. The workforce housing units are designed with modern, efficient layouts. The commercial space is positioned to accommodate various business uses under CP zoning, providing flexibility and income potential through long-term leases. Located in the South Cape Coral area, the parcel offers access to public transportation, major highways, schools, parks, restaurants, and healthcare facilities. The property is deed-restricted under the Live Local Bill, requiring 40% of the units to be rented to individuals earning less than 120% of the Area Median Income (AMI). As of April 2024, the AMI in Cape Coral is $88,800. This property is suited for developers or entrepreneurs looking to capitalize on the demand for affordable housing and commercial opportunities. The commercial space provides opportunities for long-term leases and revenue streams.
Key Highlights
- Entitled land with approved plans for mixed‑use development: 39 workforce housing units and 8,300 sq. ft. of commercial space.
- Located in the high‑demand South Cape Coral area with convenient access to amenities, transportation, and major highways.
- Strong income potential from both residential rentals and commercial leases.
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
$529,328
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
5.32%
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%
$10,586,560
$10.6M
Cap Rate 7%
$7,561,829
$7.6M
Cap Rate 9%
$5,881,422
$5.9M
Market Conditions
NOI Build-Up for 42,904 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
$901.0K $21.00/SF
− Vacancy
−$54.1K −$1.26/SF
EGI
$846.9K $19.74/SF
− OpEx
−$317.6K −$7.40/SF
NOI
$529.3K $12.34/SF
Area
Cape Coral, FL
Vacancy
6.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$10,586,560
Cap Rate 7%
$7,561,829
Cap Rate 9%
$5,881,422
Alternative Uses
Best Use
Mixed Use
$7.56M
$6.62M – $8.82M
NOI $529,328 @ 7.0% cap · market cap 5.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$11.13M
$9.74M – $12.99M
NOI $779,274 @ 7.0% cap · market cap 7.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 33914, FL
42,222
Population
22,936
Households
1.8
Avg Household Size
52
Median Age
28%
College-Educated
95%
High-School Grad
22.4 sq mi
ZIP Area
1,885
Density / Sq Mi
$75,557
Median Household Income
$41,672
Median Earnings
$1,714
Median Rent
$408,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Approved plans for mixed-use workforce housing and commercial space.
Where is this commercial land located?
The property is located at 430 SW 47th Terrace Cape Coral, FL.
What is the asking price?
The asking price for this property is $9,950,000.
What are key features of this property?
This property features: Entitled land with approved plans for mixed‑use development: **39 workforce housing units and 8,300 sq. ft. of commercial space.**; Located in the high‑demand South Cape Coral area with convenient access to amenities, transportation, and major highways.; Strong income potential from both residential rentals and commercial leases.
