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    Property profile & analytics

    1451 Middle Gulf Dr Sanibel, FL 33957-6521

    • Office buildings
    • 17,518 SF
    • 5.49 lot acres
    OFF-MARKET
    Value Estimations
    $6,320,000
    Show details
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-2804124
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Bailey's MarketPlace at The Sundial Resort / Grocery & Convenience Store
    • South Seas Sanibel & Captiva Properties / Real Estate Agency
    • Sundial Beach Resort & Spa / Hotel & Motel / Resort
    • Shima Grab N Go Sushi / Restaurant
    • Turtle’s Tiki Bar / Bar & Pub / Restaurant

    Property Details for 1451 Middle Gulf Dr

    Year built
    1979
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    5.49 lot acres
    Property size
    17,518 SF
    Property type
    Office buildings
    APN
    30-46-23-T4-00009.0010
    APU
    304623T4000090010

    Value Estimations

    based on Realmo’s proprietary methodology

    • CAP approach

      CAP Return
      Estimation
      6%
      $5,350,000
      6.5%
      $4,940,000
      7%
      $4,585,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $7,856,000
      Market price range: $2.70M - $7.86M
      AI Estimate
      $6,158,000
      Market price range: $3.71M - $6.16M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $5,075,000
      Current use
      RESTAURANT
      $10,135,000
      Change: +100% Conversion: Moderate
      NEIGHBORHOOD: SHOPPING CENTER
      $5,985,000
      Change: +18% Conversion: Difficult
      RETAIL STORES
      $5,505,000
      Change: +8% Conversion: Moderate
      MEDICAL BUILDING
      $5,005,000
      Change: -1% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Sanibel
    County
    Lee
    State
    Florida
    Longitude
    -82.0518
    Latitude
    26.4319
    CBSA code
    15980
    CBSA name
    CAPE CORAL-FORT MYERS, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $134,363
    $5,485,704
    $3,815,251
    $9,300,955
    -
    $5,485,704
    $3,815,251
    $9,300,955

    Comparable in this City

    • Value Estimation
      $1,380,000
      4,194 SF

      1547 Periwinkle Way

      OFFICE BUILDING (MULTI-STORY) • 4,194 SF
      1547 Periwinkle Way, Sanibel, FL 33957-4513
      View Details
    • Value Estimation
      $630,000
      800 SF

      2000 Periwinkle Way

      OFFICE BUILDING (MULTI-STORY) • 800 SF
      2000 Periwinkle Way, Sanibel, FL 33957-4104
      View Details
    • Value Estimation by Request
      688 SF

      1101 Periwinkle Waya2

      OFFICE BUILDING • 688 SF
      1101 Periwinkle Waya2, Sanibel, FL 33957-4708
      View Details
    • Value Estimation
      $585,000
      1,976 SF

      1177 Cswy Blvd

      OFFICE BUILDING (MULTI-STORY) • 1,976 SF
      1177 Cswy Blvd, Sanibel, FL 33957-3709
      View Details
    • Value Estimation
      $545,000
      688 SF

      1101 Periwinkle Wayb2

      OFFICE BUILDING • 688 SF
      1101 Periwinkle Wayb2, Sanibel, FL 33957-4708
      View Details
    • Value Estimation by Request
      733 SF

      695 Tarpon Bay Rd, Unit 3

      OFFICE BUILDING • 733 SF
      695 Tarpon Bay Rd, Sanibel, FL 33957-3135
      View Details

    Similar Nearby for Sale

    • $1,200,000
      0.26 Acres

      Sanibel Commercial Building For Sale

      Commercial building with side street frontage in Sanibel, Florida.
      905 Fitzhugh St, Sanibel, FL 33957
      View Details
    • $1,100,000
      0.04 Acres

      Refreshed Olde Florida-Style Office

      Distinctive office campus with flexible spaces on Sanibel's main artery.
      1149 Periwinkle Way, Sanibel, FL 33957
      View Details
    • $1,350,250
      3,014 SF

      Sanibel Office Condo - Prime Location

      Vacant Office, 3,014 sq ft, High Visibility
      1149 Periwinkle Way, Sanibel, FL 33957
      View Details
    • New
      $1,250,000
      Pending

      Historic Sanibel Building in Prime Location

      Iconic Sanibel building, modernized, with flexible zoning and high visibility.
      520 Tarpon Bay Rd, Sanibel, FL 33957
      View Details
    • $2,950,000
      1.08 Acres

      Prime Commercial Lot on Sanibel

      High-visibility commercial lot ideal for restaurant, retail, or office.
      1625 Periwinkle Way, Sanibel, FL 33957
      View Details
    • $250,000
      987 SF

      Renovated Office Condo on Sanibel

      Completely renovated office condo in the heart of Sanibel Island.
      1640 Periwinkle Way, Sanibel, FL 33957
      View Details

    Similar Nearby for Lease

    • $30 SF/Yr
      1,125 SF

      Sanibel Office Space For Rent

      Second floor office space available on Periwinkle Way.
      1530 Periwinkle Way, Sanibel, FL 33957
      View Details
    • Contact for pricing
      3,226 SF

      Sanibel Office Space Available

      Office space available for rent in Sanibel, Florida.
      4301 Sanibel Captiva Rd, Sanibel, FL 33957
      View Details
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    1451 Middle Gulf Dr
    Sanibel, FL 33957-6521
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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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