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Strategic Institutional Site-CU Eligible 3275 Desoto Blvd N Lot | Terrain commercial | 3,03 ha | À vendre | 4 270 344 € | Naples, FL 34120
Certaines informations ont été traduites automatiquement.
Informations principales sur l'investissement
- ELIGIBLE USES: Medical Clinic, Ambulatory Surgery Center/Imaging, Assisted Living, Nursing Home, Schools/Daycare, Church, Civic Center, Health Center.
- DRAINAGE ASSET: 2.6± AC SB 7040 "Safe Harbor" ($250k+ equity); grandfathered status bypasses 2026 pollutant surcharges and engineering delays.
- REGIONAL ACCESS: FY2027 Oil Well Rd expansion; features 1,142’ dual-frontage to handle high-visibility flow from the Big Cypress corridor.
- GROWTH EPICENTER: Primary service node for the 9,300+ unit Town of Big Cypress residential pipeline; supports the 2026-27 regional population influx.
- PLANNING NODE: Identified 2026 Restudy focal point; offers strategic framework for institutional density & active commercial use transition targets.
- UTILITY MOMENTUM: Proximate FPL & fiber; leverages $438M Northeast Utility Program to support high-capacity institutional and commercial requirements.
Résumé analytique
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- MARKET UPDATE - MARCH 31, 2026 -
Due to high institutional interest and multiple active due diligence periods, all technical site data files including the SB 7040 Stormwater Engineering—has been moved to the public "Attachments" section to expedite final site-selection reviews.
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STRATEGIC DUAL-LOT ASSEMBLAGE
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Consisting of two contiguous parcels, this 7.48± AC assemblage offers 1,142± linear feet of premium dual-street frontage. The site is engineered to accommodate high-capacity institutional scale through three (3) strategic access points: dual curb-cut potential on Desoto Blvd N and a secondary conceptual service/staff entrance on 33rd Ave NE. This multi-access configuration facilitates specialized site circulation, ensuring the critical separation of public traffic from high-frequency service, delivery, and emergency vehicle flows. For an ASC or ALF developer, this logistical advantage reduces site congestion and enhances patient safety, directly supporting the stringent operational standards required for institutional licensure.
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2026 MEDICAL & INSTITUTIONAL DEMAND NODE
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This site offers a high-yield opportunity for an AI-driven Diagnostic Imaging Center, ASC, or specialized clinic aligned with the 2026 decentralized care model. Profitability is anchored by a captive local patient base currently forced to travel outside the district, ensuring immediate market capture and high facility utilization. To support the intensive power and data requirements of next-generation radiology and surgical suites, the property features proximate FPL and high-capacity fiber infrastructure, providing the technical foundation necessary for high-volume, tech-integrated institutional operations.
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DRAINAGE & SITE-PREP EFFICIENCY
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The existing 2.6± AC water management tract is a high-value "Safe Harbor" asset under Florida CS/SB 7040. This grandfathered status exempts the site from the statewide regulatory cost burden and new 2026 nutrient-removal surcharges (avg. $2,600/acre). Combined with the 10,000± SF elevated building pad, this infrastructure represents $250k± in immediate replacement equity. By utilizing this established capacity, a developer bypasses the 12–18± month re-engineering delays and heavy excavation hurdles that typically stall new-rule institutional projects.
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CONDITIONAL USE ELIGIBILITY
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Located within the Estates (E) district, this 7.48± AC site is uniquely positioned as a pre-identified location for institutional density, effectively eliminating the typical site-selection risk as these uses have already been designated by the county for this specific property. While the district allows for the development of vital service hubs—including Medical Clinics, Ambulatory Surgical Centers, Senior Housing (ALF/Nursing), Day Care, and Educational Facilities—a buyer is not tasked with changing the underlying land use but rather simply satisfying the formal Conditional Use (CU) approval process. This categorization streamlines the development timeline, as the primary hurdle of suitability has already been cleared, leaving only the standard procedural requirements to be met by the incoming developer.
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CAPTIVE CONSUMER BASE
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The site’s strategic location serves as the primary service gateway for the Town of Big Cypress, capturing the immediate demand generated by a pipeline of 9,300+ approved residential units across the Rivergrass, Longwater, Bellmar, and SkySail master-planned communities. This massive population influx creates an unsustainable disparity between local institutional needs and existing infrastructure, positioning the Desoto Blvd N corridor as a high-barrier-to-entry sub-market with guaranteed patient/client absorption. For the institutional investor, this represents more than just a development site; it is a mission-critical asset designed to anchor the essential service requirements of a rapidly scaling, affluent residential demographic.
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OPTIMIZED DEVELOPMENT YIELD
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While typical regional parcels require a 30% acreage offset for on-site retention, this site utilizes a centralized drainage solution that maximizes developable density and buildable footprint. For institutional developers, this efficiency directly scales the Net Leasable Area (NLA), allowing for expanded ALF bed counts or increased medical office square footage without the typical land-loss penalty. This optimized site utility ensures a superior yield-on-cost and provides a decisive competitive advantage by lowering the effective per-square-foot basis of the vertical development.
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THE FIRST TO MARKET ADVANTAGE
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This shovel-ready asset offers a compressed development timeline, mitigating the capital-intensive holding periods typically associated with raw land. The investment is de-risked by over $438M in secured public infrastructure, including the Northeast Regional Utility Expansion Program and the FY2027 Oil Well Road expansion, ensuring capacity for high-density institutional operations. For a lead developer, this advanced physical state translates to accelerated speed-to-market and an enhanced IRR, allowing for vertical commencement while regional competitors are still stalled in the entitlement and utility-extension phases.
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DATA ROOM DOCUMENTS
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Detailed infrastructure analysis and proprietary conceptual Pro Forma insights are available upon the execution of a Confidentiality Agreement (CA). To assist in preliminary site-fit evaluations, illustrative infrastructure flyers tailored for Medical, Senior Housing (ALF), and Educational footprints are accessible via the Virtual Data Room. This curated data set is designed to accelerate internal investment committee reviews and provide a clear roadmap for vertical development.
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*DISCLAIMER: Property sold 'As-Is' for development; no survey provided. Seller guarantees no specific CU approvals or 2026 Restudy outcomes. All data, dimensions, and proforma yields are illustrative only; no entitlements are in place. Seller makes no representations regarding soil, environment, or SB 7040 compliance. Buyer is solely responsible for all due diligence. Per SB 856, taxes will be reassessed upon sale; verify via Collier County Tax Estimator.
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Direct inquiries and Letters of Intent (LOI) should be submitted to Heather Hunter at deanestates23@gmail.com.
Data room Cliquez ici pour accéder à
- Deeds & Legal Descriptions
- (CU) Conditional Use & Zoning
- Use Case Analysis Flyers
- Transaction Guidelines
- Institutional Use-Case Studies
- Property Exhibits & Mapping
- Seller’s Property Disclosures
- Offering Memorandum
- Market Analysis
- Conceptual Site Plans & Renderings
Bilan financier (Pro forma - 2026) Cliquez ici pour accéder à |
Annuel | Annuel par ha |
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| Résultat net d’exploitation |
$99,999
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$9.99
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Bilan financier (Pro forma - 2026) Cliquez ici pour accéder à
| Revenu de location brut | |
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| Annuel | - |
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| Autres revenus | |
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| Revenu brut effectif | |
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| Résultat net d’exploitation | |
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| Annuel | $99,999 |
| Annuel par ha | $9.99 |
Informations sur l’immeuble
1 Lot disponible
Lot Multiple
| Prix | 4 270 344 € | Surface du lot | 3,03 ha |
| Prix par ha | 1 410 728,43 € |
| Prix | 4 270 344 € |
| Prix par ha | 1 410 728,43 € |
| Surface du lot | 3,03 ha |
7.48± AC assemblage • 1,142’± dual-street frontage • Existing 2.6± AC lake • Potential for Inst/Medical/ALF via CU • Elevated 10k± SF pad • Near 9,300+ New Homes • 2026 Restudy Node • Sold As-Is; No Survey • APNs: 40073120003, 40073040002.
Description
* See Legal Disclaimer at the bottom * ——————————————————— - MARKET UPDATE - MARCH 31, 2026 - Due to high institutional interest and multiple active due diligence periods, all technical site data files including the SB 7040 Stormwater Engineering—has been moved to the public "Attachments" section to expedite final site-selection reviews. ——————————————————— THE STRATEGIC OPPORTUNITY ——————————————————— The Desoto Assemblage is a high-velocity 7.48± AC development node positioned at the nexus of North Naples’ primary growth corridor. Comprising two contiguous parcels, the site provides 1,142± linear feet of premium dual-street frontage, offering unmatched visibility and logistical access. Formally identified as a designated study area within the 2026 planning landscape, the site is prioritized for a transition to high-density service uses to support the 9,300+ planned residential units within the Town of Big Cypress (Rivergrass, Longwater, Bellmar, and SkySail). This alignment positions the Assemblage as the essential service anchor for the eastern submarket’s rapid transformation, ensuring immediate and sustained demand for institutional and commercial infrastructure. ———————————————— RAPID SPEED-TO-MARKET ———————————————— A defining structural advantage is the existing 2.6± AC private lake, serving as a foundational asset for a centralized water management system. This infrastructure provides a critical edge for SB 7040 stormwater compliance, significantly reducing the excavation requirements, environmental permitting delays, and site-prep timelines inherent in raw land development. By leveraging this established capacity alongside the 10,000± SF elevated building pad, a developer can bypass traditional engineering hurdles and maximize the available upland footprint for high-density vertical construction. This "pre-engineered" state effectively lowers the project’s hard costs and accelerates the path to certificate of occupancy. ————————————————— INSTITUTIONAL ALIGNMENT ————————————————— The property’s configuration and existing infrastructure are optimally positioned for high-density Medical Centers, Senior Living (ALF/Skilled Nursing), and Educational campuses. Supported by the programmed Oil Well Road expansion and the $438M Northeast Utility Program, the Desoto Assemblage represents a strategic bridge to a projected 2027 stabilized valuation horizon. As a primary regional node within the evolving Collier County landscape, this is a rare, development-ready opportunity to anchor a mission-critical service hub. For the institutional investor, this asset offers a compressed path to peak market absorption, capitalizing on the massive residential tailwinds of the Town of Big Cypress. ————————————————— FINANCIAL JUSTIFICATION ————————————————— The $4,949,000 asking price is supported by a stabilized Proforma NOI of $297,500, reflecting a market-aligned 6.0% Capitalization Rate. This valuation is further anchored by the site’s substantial physical infrastructure, which represents an estimated $250,000± in replacement cost value based on current regional excavation and fill averages. By leveraging this established footprint, a developer significantly reduces the non-productive construction lead-time inherent in raw land. When modeled against a projected 15,000 SF medical facility at a conservative $30/SF NNN, the site offers a superior risk-adjusted yield. This configuration allows an institutional buyer to capture the 2026–2027 appreciation horizon as 9,300+ neighboring rooftops reach occupancy, securing a high-barrier-to-entry position in the North Naples growth corridor. ———————————————— *DISCLAIMER: Property sold 'As-Is' for development; no survey provided. Seller guarantees no specific CU approvals or 2026 Restudy outcomes. All data, dimensions, and proforma yields are illustrative only; no entitlements are in place. Seller makes no representations regarding soil, environment, or SB 7040 compliance. Buyer is solely responsible for all due diligence. Per SB 856, taxes will be reassessed upon sale; verify via Collier County Tax Estimator. ———————————————— Direct inquiries and Letters of Intent (LOI) should be submitted to Heather Hunter at deanestates23@gmail.com.
Taxes foncières
| N° de parcelle | Évaluation des aménagements | 0 € (2025) | |
| Évaluation du terrain | 0 € (2025) | Évaluation totale | 64 902 € (2025) |
Taxes foncières
Présenté par
Strategic Institutional Site-CU Eligible | 3275 Desoto Blvd N
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