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    18901 San Carlos Blvd Fort Myers Beach, FL 33931

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    For Sale
    Contact for pricing

    Prime 1.05-acre waterfront lot, C-2 zoning.

    Property Features for 18901 San Carlos Blvd

    General Information

    Property type
    Land
    Lot Size
    45,738 SF

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    Listing Contact
    Dougall McCorkle
    Dougall McCorkle

    Listing Agent: Dougall McCorkle

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This exceptional 1.05-acre commercial waterfront property in Fort Myers Beach, Florida, presents a rare investment opportunity. Located on San Carlos Boulevard, the main artery serving Fort Myers Beach, this high-profile site boasts nearly 200 feet of waterfront access, suitable for dockage accommodating 6-12 boats with approximately 5-foot draft. The property is conveniently situated adjacent to the San Carlos Island bridge and just one mile from Fort Myers Beach, ensuring high visibility and accessibility. With an impressive 22,000 AADT (2021), all vehicles traveling to Fort Myers Beach pass this location. The site benefits from C-2 zoning, permitting a wide range of uses including restaurants, boat sales, repairs, rentals, and more. While a previous 12,000 square foot building was storm-damaged and is being removed, this presents a blank canvas for development. The seller may consider a long-term land lease at $21,000 per month. Fort Myers Beach is poised for significant redevelopment, making this a strategic investment in a rapidly growing area. The property offers access from both northbound and southbound traffic on San Carlos Boulevard. The asking price is $4,000,000.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Jason Gallini - Sanibel ... (Bike/Boat/Book/etc) Store Page Marine Group (Bike/Boat/Book/etc) Store Worldwide Yacht Sales ... (Bike/Boat/Book/etc) Store H&S Marina Marina The Bravo Shop (Bike/Boat/Book/etc) Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Nail Salon Gym & Fitness Center Auto Parts 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
    -81.950626
    Latitude
    26.4670608

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    FAQs

    What type of property is this?
    Land - Prime 1.05-acre waterfront lot, C-2 zoning.
    Where is this land located?
    The property is located at 18901 San Carlos Blvd Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $4,000,000.
    What are key features of this property?
    This property features: Prime 1.05-acre waterfront commercial lot on San Carlos Blvd, Fort Myers Beach.; High-traffic location: 22,000 AADT (2021), one mile from Fort Myers Beach, adjacent to San Carlos Island bridge.; Nearly 200 feet of waterfront with dockage for 6-12 boats (5-foot draft).
    (239) 860-3368 Call to check price and availability
    Request Owner's contact information
    18901 San Carlos Blvd Fort Myers Beach, FL 33931
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    Fort Myers Beach, FL 33931
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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
    18901 San Carlos Blvd Fort Myers Beach, FL 33931
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Dougall McCorkle
    Dougall McCorkle
    Real Estate License ID: FL SL 3041374
    (239) 860-3368
    Learn more
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