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    9881 Lettuce Lake Ave Arcadia, FL 34269

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    9881 Lettuce Lake Ave Arcadia, FL 34269

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    • Commercial real estate
    • 35.15 lot acres
    Off-Market
    Property ID
    US19-0166425
    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

    • Commercial real estate

    Property Details for 9881 Lettuce Lake Ave

    Lot size
    35.15 lot acres
    Property type
    Commercial real estate
    APN
    23-39-23-0000-0270-0000, 14-39-23-0000-0045-0000

    Description

    This exceptional 35.15-acre parcel in DeSoto County, Florida, presents a rare residential development opportunity. Located at 9881 SW Lettuce Lake Ave, Arcadia, FL 34269, this property boasts entitlements for up to 211 units, under RMF-6 zoning, allowing for single-family, multi-family, and assisted living facilities. The site benefits from significant existing infrastructure, including partially completed roadways, water, and sewer lines already in place, streamlining the construction process. An active Environmental Resource Permit (ERP) is in place, and the sale includes 113 water Equivalent Residential Units (ERUs) and 213 wastewater ERUs, representing a substantial utility capacity. Strategically positioned in a high-growth corridor between Arcadia and Punta Gorda, near three new residential communities developed by nationally recognized homebuilders, this location offers exceptional potential for future growth. The asking price is $5,275,000. The property's APN is 23-39-23-0000-0270-0000, 14-39-23-0000-0045-0000. Less than 2 miles from US Highway 17 and adjacent to the Peace River, this fully entitled and shovel-ready site represents a unique opportunity to capitalize on the increasing demand for housing in this rapidly expanding market. A reimbursement of $1,109,750 to the seller is included for the ERUs.

    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
    Arcadia
    County
    DeSoto
    State
    Florida
    Longitude
    -81.984123
    Latitude
    27.079985

    Comparable in this City

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      92 Acres on Peace River

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    Similar Nearby for Sale

    • $875,000
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      Arcadia Land Parcel For Sale

      10.6 acre commercial land parcel in Arcadia, Florida.
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    • $59,000
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      Cleared Lot in Lake Suzy

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    • $32,000,000
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      Peace River Development Opportunity

      157-acre waterfront property with development potential near Arcadia, Florida.
      SW Sunnybreeze Rd, Arcadia, FL 34269
      View Details
    • $1,200,000

      I-75 Frontage Commercial Land

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      20598 Veterans Blvd, Port Charlotte, FL 34269
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    • $649,000
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      Prime Commercial Land in Lake Suzy

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      View Details
    • $1,371,000
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      92 Acres on Peace River

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      SW County Road 761, Arcadia, FL 34269
      View Details
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    Arcadia, FL 34269
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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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