Land in Bonita Springs,
For Sale
$300,000
Cutting Horse Ln lot 801A, Bonita Springs, FL 34135
Land, BONITA SPRINGS, FL
Property Size2,014 SF
Lot Size2.56 Acres
Price / SF$148.96
Days on Market206
Property Features for Cutting Horse Ln lot 801A
General Information
Property type
Land
Property subtype
Other
Zoning
AG-2
Subdivision
BONITA FARMS
Lot features
Oversize
Directions
I-75 SOUTH TO BONITA BH RD..MAKE LEFT..THEN ANOTHER LEFT TO BONITA GRANDE DR...LEFT ON E TERRY ST..RIGHT ON MORTON AVE..LEFT ONTO SUNCREST WHICH BECOMES CUTTING HORSE RD
Standard status
Active
APN
30-47-26-B1-00001.801A
Lot size
2.56 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
E 1/2 OF N 1/2 OF SW 1/4 OF NW 1/4 OF NW 1/4 DESC OR 1825 PG 3081
Tax Annual Amount
2183
Legal Description
E 1/2 OF N 1/2 OF SW 1/4 OF NW 1/4 OF NW 1/4 DESC OR 1825 PG 3081
Utilities
Utilities
Electricity Available
Sewer type
Septic Tank
Listing Agency:
John R Wood Properties
(239) 498-9200
Listed By:
Garren E Grup · License #FLORIDASL3048160
(239) 289-8619
Added: Feb 20
Changed: Aug 22
Last Checked: Sep 14 at 10:06PM
MLS# 226010386
Copyright © 2026 Coconut Coast Organization of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Two separate sites are available. One site, identified as #30-47-26-B1-00001.8020 at 26118 Cutting Horse Lane, spans 5 acres and includes a 2,014 square foot home. The adjacent site, identified as #30-47-26-B1-00001.801A, comprises 2.50 acres. The properties are zoned for agricultural use (AG-2) and are located in Bonita Springs, FL.
Key Highlights
- Two separate sites totaling 7.5 acres
- Zoned Agriculture
- Includes a 2,014 sq. ft. 2/2 home
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
$24,704
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
8.23%
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%
$494,080
$494.1K
Cap Rate 7%
$352,914
$352.9K
Cap Rate 9%
$274,489
$274.5K
Market Conditions
NOI Build-Up for 2,014 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
$46.9K $23.28/SF
− Vacancy
−$2.0K −$0.98/SF
EGI
$44.9K $22.30/SF
− OpEx
−$20.2K −$10.04/SF
NOI
$24.7K $12.27/SF
Area
Lee County, FL
Vacancy
4.20%
Lease Rate
$23.28 /SF/Yr
Expense Ratio
45.00%
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%
$494,080
Cap Rate 7%
$352,914
Cap Rate 9%
$274,489
Alternative Uses
Best Use
Apartment 5plus
$352.9K
$308.8K – $411.7K
NOI $24,704 @ 7.0% cap · market cap 8.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$633.9K
$554.7K – $739.5K
NOI $44,372 @ 7.0% cap · market cap 14.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
126
Businesses Nearby
Explore this area
Business Placement
Demographics for 34135, FL
45,518
Population
30,904
Households
1.5
Avg Household Size
60
Median Age
39%
College-Educated
88%
High-School Grad
61.8 sq mi
ZIP Area
737
Density / Sq Mi
$86,731
Median Household Income
$37,952
Median Earnings
$1,790
Median Rent
$419,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - Two adjacent agricultural sites totaling 7.5 acres in Bonita Springs.
Where is this agricultural land / farmland located?
The property is located at Cutting Horse Ln lot 801A Bonita Springs, FL.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Two separate sites totaling 7.5 acres; Zoned Agriculture; Includes a **2,014 sq. ft. 2/2 home**
