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    26450 Overseas Hwy Summerland Key, FL 33042
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    Property profile & analytics

    26450 Overseas Hwy Summerland Key, FL 33042

    View on Map
    • Commercial land
    • 13.70 lot acres
    Off-Market
    Last Sale Apr 1, 2021
    $1,000,000
    Property ID
    US18-5998600
    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.
    Value Estimations
    $1,020,000
    Show details
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial land

    Property Details for 26450 Overseas Hwy

    Lot size
    13.70 lot acres
    Property type
    Commercial land
    APN
    00114170-000000
    APU
    114170000000

    Description

    This exceptional 186-acre property in Ramrod Key, Florida, presents a unique redevelopment opportunity. Located at mile marker 26 on Overseas Highway, just 24 miles from Key West Airport, this prime site boasts over 1.5 miles of water frontage, the deepest boat basin (over 20 feet) between Key West and Marathon, and the tallest bridge clearance (38 feet) in the same area. Direct access to the Atlantic Ocean and Niles Channel, coupled with almost half a mile of Overseas Highway frontage, ensures high visibility and accessibility. Comprehensive zoning and entitlement due diligence is complete, including a Letter of Understanding (LOU) outlining development for 93,000 square feet of floor area and up to 9 homes, with the first Rate of Growth Ordinance (ROGO) already approved. Environmental studies and surveys confirm the land's suitability for development. While the property includes more dwelling units than can be built due to clearing limitations, there is sufficient usable land, and additional ROGO points can be pursued. Potential tax benefits from dedication or conservation easements further enhance the investment appeal. This is the largest single connected developable tract in the Florida Keys, offering an unparalleled chance to develop in this highly desirable location. The asking price is $14,990,000, with a land value of $80,591 per acre. The total square footage is 8,102,160. The property is classified as Class A Mixed Use, Land, and Special Purpose. Sunset Reef LLC is the current owner.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,025,000
      ML approach
      $1,050,000

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

    Location Insight

    • Map
    • Local Demand
    City
    Summerland Key
    County
    Monroe
    State
    Florida
    Longitude
    -81.4183
    Latitude
    24.6595
    CBSA code
    28580
    CBSA name
    KEY WEST-MARATHON, FL MICROPOLITAN 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
    $6,762
    $799,146
    $0.00
    $799,146
    -
    $799,146
    $0.00
    $799,146

    Comparable in this City

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      VACANT COMMERCIAL LAND • 0.29 Acres
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    • Value Estimation
      $4,155,000
      0.73 Acres

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      VACANT COMMERCIAL LAND • 0.73 Acres
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    • Value Estimation
      $6,230,000
      0.18 Acres

      27412 Indies Dr

      VACANT COMMERCIAL LAND • 0.18 Acres
      27412 Indies Dr, Summerland Key, FL 33042-5454
      View Details
    • Value Estimation by Request
      0.11 Acres

      25061 Overseas Hwy

      VACANT COMMERCIAL LAND • 0.11 Acres
      25061 Overseas Hwy, Summerland Key, FL 33042-4626
      View Details
    • Value Estimation
      $1,480,000
      0.29 Acres

      21470 Overseas Hwy

      VACANT COMMERCIAL LAND • 0.29 Acres
      21470 Overseas Hwy, Summerland Key, FL 33042-4114
      View Details

    Similar Nearby for Sale

    • $500,000

      Cudjoe Key Development Opportunity

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    • $1,349,000
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      Prime Lower Keys Commercial Land

      Commercial real estate with excellent visibility and easy highway access.
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    • $225,000
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      Commercially Zoned Land Parcel

      Vacant land parcel on Overseas Highway in Ramrod Key.
      26837 Overseas Hwy, Summerland Key, FL 33042
      View Details
    • $899,000
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      Waterfront Lots in Summerland Key

      Two contiguous waterfront lots with highway and canal frontage.
      24774 Overseas Hwy, Summerland Key, FL 33042
      View Details
    • $550,000

      Commercial Canal Front Vacant Lot

      Commercial canal front vacant lot with dock and highway exposure.
      24590 Overseas Hwy, Summerland Key, FL 33042
      View Details
    Request Owner's contact information
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    Summerland Key, FL 33042
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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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    26450 Overseas Hwy, Summerland Key, FL, 33042
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