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    5100 Is Vlg Cir Saint James City, FL 33956

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    5100 Is Vlg Cir Saint James City, FL 33956

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    • Land
    • 131.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 5100 Is Vlg Cir

    Lot size
    131.00 lot acres
    Property type
    Land
    Property subtype
    Hospitality properties

    Description

    This exceptional 131-acre development opportunity in St. James City, Florida, presents a unique chance to build a substantial resort. Priced at $30,000,000, this fully entitled and shovel-ready property boasts a comprehensive development order that will never expire. The approved plans allow for up to 480 units within 120 four-plex buildings, with complete condo documents already prepared. Infrastructure is partially in place, including city water access to 25% of the property, a graded sewer loop, granted and recorded LCEC power easement, and 80% completed culverts. A partially constructed recreation center adds further value. The buildable area encompasses 66 acres, with the remaining land designated for conservation. Importantly, the project fully complies with current FEMA flood elevation standards. This Class B multifamily and hospitality property offers a 30% cap rate and presents a compelling investment prospect in Southwest Florida's thriving market. The property is located at 5100 Island Villages Circle Cul de Sacs-A-U, St James City, Lee County, FL 33956.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Saint James City
    County
    Lee
    State
    Florida
    Longitude
    -82.1112
    Latitude
    26.5823

    Comparable in this City

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      8260 Angel Moss Ct St. James

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      5100 Is Vlg Cir

      Multifamily properties • 2.50 Acres
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      $1,260,000
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      2938 Sanibel Blvd

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      3226 Stringfellow Rd

      HOTEL/MOTEL • 1,593 SF
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      0000 8Th Ave

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    Similar Nearby for Sale

    • Contact for pricing
      3,186 SF

      Waterfront St. James City Apartments

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      Waterfront Multifamily Investment Opportunity

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    • $179,000
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      Gulf Access Vacant Lot

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    • $139,900

      Land For Sale

      Land available for sale.
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      Stringfellow Road Vacant Land

      Vacant land with direct road frontage and good visibility.
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    Similar Nearby for Lease

    • $1,850 /Mo
      35,000 SF

      Commercial Land For Rent

      Commercial land available for rent, construction completion December 2025.
      10081 Betsy Pkwy, Saint James City, FL 33956
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    • $1,550 /Mo
      19,994 SF

      Warehouse Unit For Lease

      Warehouse unit available for lease with overhead door.
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    • $1,550 /Mo
      46,696 SF

      Warehouse Unit For Lease

      Newer warehouse unit available for lease.
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    • $14 SF/Yr
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      Remodeled Office Spaces Available

      Newly remodeled office spaces for lease with tenant build-out.
      8359 Stringfellow Rd, Saint James City, FL 33956
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    Saint James City, FL 33956
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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
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