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    Beachfront Property on Fort Myers Beach Title is generated by Realmo AI

    49/51 Pompano St lot 23, Fort Myers Beach, FL 33931

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    Claim this Listing
    For Sale
    $2,200,000

    LAND - FORT MYERS BEACH, FL

    Lot size:
    0.20 Acres
    Added:
    Dec 1, 2024
    Days on Market:
    524
    Last Refresh:
    May 9 at 1:06 pm

    Property Features for 49/51 Pompano St lot 23

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RM-2
    Standard status
    Active
    APN
    30-46-24-W2-0020B.0230
    Lot size
    0.20 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    WINKLERS SUBD. BLK B PB 8 PG 45 LOT 23
    Tax Annual Amount
    30154

    Utilities

    Utilities
    Cable Available
    Water front
    1

    We can help!

    Listing Contact
    Cameron Smith
    Cameron Smith

    Listing agent Cameron Smith

    Listing office EXP Realty LLC 4830 W Kennedy Blvd #600, Jacksonville, FL

    Listing date Dec 1, 2024

    MLS# 224099783 Listing URL

    Copyright © 2026 Bonita Springs-Estero 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

    • Pristine beachfront property on Fort Myers Beach.
    • Offered significantly below comparable beachfront properties.
    • Breathtaking panoramic views and stunning sunsets.
    • Prime mid‑island location with endless possibilities for building.
    • Easy access to Santini Plaza and Times Square via the Beach Trolley.
    • Adjacent lot also for sale, offering potential for 120'+ of gulf frontage.

    Overview

    This is an opportunity to own beachfront property on Fort Myers Beach. The parcel, located at 49/51 Pompano St, is offered below comparable beachfront properties. This location offers possibilities to build a home, a vacation getaway, or a rental property with views and sunsets. Situated mid-island, it allows easy access to Santini Plaza and Times Square via the Beach Trolley, restaurants, and shops. This property is located in a revitalizing area with investment potential. The illustration of a home is not included in the sale price. Builder introduction is available. The adjacent lot (53 Pompano St) is also for sale, presenting an opportunity to own side-by-side lots and create over 120 feet of gulf frontage. The lot size is 0.202 acres and is zoned RM-2.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Skin Care Clinic Accounting Firm

    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
    -81.939932
    Latitude
    26.446739

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    FAQs

    What type of property is this?
    Residential land & home lot - Pristine beachfront property with panoramic views and strong investment potential.
    Where is this residential land & home lot located?
    The property is located at 49/51 Pompano St lot 23 Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: Pristine beachfront property on Fort Myers Beach.; Offered significantly below comparable beachfront properties.; Breathtaking panoramic views and stunning sunsets.
    (888) 883-8509
    We can help!
    Listing Contact
    Cameron Smith
    Cameron Smith
    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.

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