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    5178 Boynton Cutoff Rd Vernon, FL 32462

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    5178 Boynton Cutoff Rd Vernon, FL 32462

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    • Recreation land
    • 4,358 SF
    For Sale
    $3,350,000
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    Riverfront Development Opportunity on 28 Acres For Sale
    $3,350,000
    4,358 SF

    Riverfront Development Opportunity on 28 Acres

    28 acres with 800' riverfront, former restaurant, development potential.

    5178 Boynton Cutoff Road, Vernon, FL 32462
    View Listing
    Property ID
    US19-0387018
    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
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Recreation land

    Property Details for 5178 Boynton Cutoff Rd

    Year built
    1996
    Property size
    4,358 SF
    Property type
    Recreation land
    Property subtype
    Campgrounds

    Description

    Truly incredible development opportunity. 28 beautiful acres with 800' of riverfront. A 5,000 sq ft previous restaurant and entertainment venue. Separate outdoor stage for your live shows. Boat canoe and Kayak ramp into the river with a 35 minutes paddle to Morrison Springs. Surrounded by water management in all directions. Prior to Hurricane Michael it was an active restaurant with a beer and wine bar that hosted many concerts and festive gatherings. The property owner has moved forward with laying out all water and sewage infrastructure for up to 130+ RV spots as well as individual waterfront homesites if that's what you choose. The direction of completed development can vary in multitude of ways depending on new owners. Do not miss out on this rare and unique opportunity. The sale consists of parcels to include

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

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

    Location Insight

    • Map
    • Local Demand
    City
    Vernon
    County
    Washington
    State
    Florida
    Longitude
    -85.8717709
    Latitude
    30.5269136

    Comparable in this City

    • $150,000

      Established Bait and Tackle Shop

      Bait shop with RV rental potential near natural spring.
      3055 Culpepper Ln, Vernon, FL 32462
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    • $199,999

      Lakeside Oasis on Pate Lake

      Rare parcel with lake and road frontage, ideal for recreation.
      3199 Pate Pond Rd, Vernon, FL 32462
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    • $98,000

      Warehouse and Lot Near River

      Warehouse on a lot near Choctawhatchee River in Vernon, FL.
      000 Canal Dr, Vernon, FL 32462
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    • $180,000

      20 Acre Wooded Lot

      20 acre wooded lot with pond near Holmes Creek.
      3878 River Rd, Vernon, FL 32462
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    • $199,999
      73.00 Acres

      Lakeside Land Parcel on Pate Lake

      73-acre land parcel with lake and road frontage.
      3199 Pate Pond Rd, Vernon, FL 32462
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    • $159,999
      7.77 Acres

      Hicks Lake Waterfront Recreational Land

      7.77 acres with water frontage on Hicks Lake.
      Hicks Lake Ln, Vernon, FL 32462
      View Details

    Similar Nearby for Sale

    • $150,000

      Established Bait and Tackle Shop

      Bait shop with RV rental potential near natural spring.
      3055 Culpepper Ln, Vernon, FL 32462
      View Details
    • $199,999

      Lakeside Oasis on Pate Lake

      Rare parcel with lake and road frontage, ideal for recreation.
      3199 Pate Pond Rd, Vernon, FL 32462
      View Details
    • $98,000

      Warehouse and Lot Near River

      Warehouse on a lot near Choctawhatchee River in Vernon, FL.
      000 Canal Dr, Vernon, FL 32462
      View Details
    • $180,000

      20 Acre Wooded Lot

      20 acre wooded lot with pond near Holmes Creek.
      3878 River Rd, Vernon, FL 32462
      View Details
    • $199,999
      73.00 Acres

      Lakeside Land Parcel on Pate Lake

      73-acre land parcel with lake and road frontage.
      3199 Pate Pond Rd, Vernon, FL 32462
      View Details
    • $159,999
      7.77 Acres

      Hicks Lake Waterfront Recreational Land

      7.77 acres with water frontage on Hicks Lake.
      Hicks Lake Ln, Vernon, FL 32462
      View Details
    View Listing
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    Vernon, FL 32462
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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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