12200 & 12230 Shoreview dr

Matlacha on Shoreview - Offering Memorandum

MATLACHA ON SHOREVIEW

12200 & 12230 SHOREVIEW DR

SunshineCapeCoral.com

Waterfront paradise in Matlacha! Enjoy stunning views, a private dock, pool, and quick boating access—just steps from Matlacha shops and dining.

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

12200 & 12230 SHOREVIEW DR | $4,500,000

7400

2025

Total Square Feet

Buildings

Units

Acre

Year Rennovated

Matlacha on Shoreview is a waterfront hotel offering 13 fully furnished units with stunning 360-degree water views and direct access to a private dock. The property features an inviting outdoor pool and spacious common areas, making it an attractive destination for guests seeking a unique Florida coastal experience. Located just steps from the vibrant shops and restaurants of downtown Matlacha, this well-maintained hotel benefits from strong, consistent rental income in a highly desirable market.

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Matlacha on Shoreview presents a rare investment opportunity in the heart of one of Florida’s most sought-after waterfront destinations. Situated on .65 acres with direct Gulf access, this boutique hotel features 13 fully furnished units—including a mix of studios, one-bedrooms, and a two-bedroom suite—spread across two buildings to accommodate a variety of guest preferences. The property boasts a private boat dock, inviting pool, laundry facilities, and recently modernized interiors, all of which have contributed to strong guest reviews for cleanliness, hospitality, and location. Recent renovations in 2024 have reduced maintenance costs and enhanced the guest experience, supporting disciplined expense management and robust net operating income. Year- to-date financials for 2025 show $135,876 in revenue and $58,827 in NOI, with annual projections of $550,000 in revenue and $311,500 in NOI. With strong early-year occupancy and a proven track record of effective rate management, the property is well-positioned for continued growth. Value-add opportunities include increasing average daily rates through targeted marketing, leveraging outdoor spaces for events, and further optimizing expenses. Located just steps from downtown Matlacha’s vibrant shops and restaurants, Matlacha on Shoreview combines stable cash flow, operational upside, and a premium waterfront location—making it an exceptional choice for investors seeking both immediate returns and long-term value.

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Property Overview Address: 12200 & 12230 Shoreview Dr, Matlacha, FL 33993

Total Units: 13 residential units plus one office (convertible to a 3rd bedroom in Unit 2 of the quad). The current laundry can be relocated outside, allowing that space to function as a hotel room. This flexible configuration maximizes rental potential and mirrors the 3-bedroom layout in Unit 3. Buildings: ● Two-story building: 9 units (2× 2BR, 6× 1BR, 1 hotel room currently used as laundry) ● Single-story building: 1× 3BR, 1× 2BR, 2 studios Square Footage: 7,400 SF (4,650 SF + 2,750 SF) Land: 1 Acre, direct waterfront Zoning: Multifamily/hotel Ownership: LLC Renovation: Fully renovated in 2025

Unit Mix & Features

Unit Name

Bedrooms Sleeps

View

Story

ADA

Notes

Mermaid

Ground Level

In 1-story building

Tarpon

Balcony

Screened Porch

Manatee

Redfish

Patio

In 1-story building

Screened Porch

Snapper

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Dolphin

Balcony

Fisherman's

Balcony

Screened Porch

Starfish

Screened Porch

Angels Den

Yes

ADA accessible

Lighthouse

Balcony

Turtle Cove

Studio

In 1-story building

Island Paradise

Studio

In 1-story building

Hotel/Laundry

TBD

Convertible hotel unit

Asking Price: $4,500,000 Projected NOI (Year 1): $311,500 (see Financial Overview) Pro Forma Cap Rate: ~6.9% Revenue Potential: $550,000+ annually at 70% occupancy ADR Growth: $180 → $210 projected over 5 years Expansion Potential: Opportunity to add RV spots or tiny homes in the gravel area along the canal; convert laundry/office space to additional guest accommodations or amenities. Each unit is fully furnished and designed for flexible occupancy, with sleeping arrangements ranging from 2 to 8 guests. Floor plans and virtual tours available upon request. Investment Highlights ● ● ● ● ● ●

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Market Advantage

● ● ● ●

Located in Matlacha, a renowned Old Florida art and fishing village Surrounded by dining, kayaking, boutique shopping, and art galleries Strong tourism, boating, and seasonal rental demand Easy access to Cape Coral, Bokeelia, Pine Island Sound, and the scenic Blue Calusa Trail

Financial Overview Asking Price: $4,500,000

Pro Forma Gross Revenue (Annualized): $550,000 Pro Forma Net Operating Income (NOI): $311,500 Pro Forma Cap Rate: ~6.9%

Following a full 2025 renovation, the hotel is positioned to achieve stabilized performance aligned with its pro forma, supported by 12 unique units, strong tourism demand, and premium direct waterfront positioning. While first-quarter actuals were impacted by regional disruptions including Hurricane Milton, the property has rebounded with updated interiors, operating infrastructure, and a restored guest experience that aligns with the long-term income potential.

Q1 2025 Financial Snapshot

Category

Q1 Actuals

Q1 Pro Forma (Annualized)

Revenue

$135,876

$550,000

Operating Expenses

$77,049

$238,500

Net Operating Income

$58,827

$311,500

Note: NOI excludes major capital reinvestments from the renovation (over $3.4M in R&M in Q1), which are not reflective of ongoing maintenance.

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Detailed Operating Expense Breakdown (Q1 vs Pro Forma)

Expense Category

Q1 Actuals

Pro Forma (Annualized)

Resort Operations

$36,254

$88,300

Repairs & Maintenance

$3,446

$10,600

Sales & Marketing

$6,777

$19,000

Utilities

$7,659

$30,100

Administrative & General

$14,214

$55,800

Insurance

$3,669

$14,600

Property Taxes

$5,031

$20,100

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Five-Year Projection

Year

Occ ADR

Room Nights Available

Room Nights Sold

Gross Room Revenue

Additional Income

Total Revenue

Operating Expenses

Net Operating Income

2025

70% 180

4380

3066

$551,880

$13,797

$565,677

$238,500

$327,177

2026

73% 187

4380

3197

$597,914

$14,948

$612,862

$245,655

$367,207

2027

75% 195

4380

3285

$640,575

$16,014

$656,589

$252,981

$403,608

2028

77% 202

4380

3372

$681,265

$17,032

$698,297

$260,470

$437,827

2029

80% 210

4380

3504

$735,840

$18,396

$754,236

$268,124

$486,112

Investment Outlook This boutique hotel offers a unique investment opportunity on a revitalized, high-demand island corridor with strong tourism appeal and boutique hospitality growth. With the heavy lifting of renovations now complete and a diversified unit mix in place, new ownership can capitalize on:

● Stabilized ADR and occupancy trends ● A flexible zoning designation (multifamily/hotel) ● Multiple revenue channels (daily rentals, extended stays, full property buyouts)

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Other Income Opportunities The property’s waterfront location and resort-style amenities provide significant potential for additional revenue streams beyond room rentals: ● Kayak Rentals: Capitalize on the direct water access by offering kayak rentals to guests and the public. This amenity is highly desirable for visitors seeking to explore Matlacha’s scenic waterways and the Blue Calusa Trail. ● Boat Slip Rentals: With direct canal frontage, the property can offer boat slip rentals for guests and local boaters, generating steady ancillary income and enhancing the appeal for fishing and boating enthusiasts. ● Bike Rentals: Provide bicycles for rent to guests, encouraging exploration of Matlacha’s art galleries, shops, and restaurants, as well as nearby trails. ● Event Hosting: The flexible unit mix and waterfront setting are ideal for hosting small retreats, fishing tournaments, or art workshops, further diversifying income. ● Boutique Retail: Consider a small on-site shop with local art, fishing gear, or branded merchandise to capture additional guest spending.

Additional Notes on Property Performance ●

The property was purchased in August 2022, with a prior conversion to 100% vacation rentals. After closing, Hurricane Ian caused major flooding, prompting a full renovation ($1.1M), reopening in April 2023. Matlacha and Pine Island suffered extensive hurricane damage, with slow recovery for local demand drivers (shops, bars, restaurants). This impacted post-renovation performance. Despite local challenges, the property achieved some booking success. Hurricanes Helene and Milton in late 2024 caused further disruption and required another $320,000 in renovations. T12 results are limited due to lack of uninterrupted operations; pro forma revenue is the most accurate valuation basis. Operating expenses are well-documented, with management costs reduced through shared staffing.

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Guest Experience & Amenities

● ● ● ●

Guest Reviews: Available upon request; consistently high ratings for location, cleanliness, and amenities. Furnishings: Each unit is fully furnished, with bedding and amenities tailored to the number of guests it sleeps. Virtual Tours & Floor Plans: Interactive tours and detailed floor plans available for each unit. Proximity to Blue Calusa Trail: Direct access to scenic trails, enhancing guest appeal.

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

ABOUT YOUR BROKER

I am passionate about all things Real Estate with a focus on the beautiful City of Cape Coral and the incredible paradise and lifestyle it offers. I am a Broker/Owner with 2 local offices, high producing agents and an industry leading management team. I have a network of high net-worth real estate clients and professionals, across the country and globally, and I rank in the top 1% of all RE/MAX agents worldwide. I am consistently recognized as one of the top 100 RE/MAX agents in Florida. I started my real estate career over 26 years ago and am a proud member of the prestigious Luxury Guild, creating an additional network of Luxury Brokers throughout the world. My dedication to my work has earned me Elite status within RE/MAX, including the distinguished honor of being a Hall of Fame member and a recipient of the Lifetime Achievement Award amongst others. My dedication, expertise, extensive knowledge and unwavering commitment to my clients has set me apart as a trusted advisor and advocate in the real estate industry. Each home deserves a custom marketing plan, and I take great joy in “painting the picture” and always invest in the latest technology and tools to provide maximum outreach and exposure to target the right buyers for your properties. I LOVE where I live and work, and immerse myself in our community, both participating and giving back in time and fundraising. Beyond my professional success, I am passionate about giving back to the community and was honored as one of 12 Lee County Woman of Distinction in 2023. I am a strong supporter of the Children’s Miracle Network, and through my direct efforts raised donations for CMN of over $2.7 million in 2023. My heart is my family - my husband Eric of over 35 years and our two children Kristi, an Interior Designer, and Chase, a Sales Manager. I would be honored to represent you as your Broker on the sale of these flagship properties and promise the highest level of integrity, marketing and networking to help secure top dollar for your properties.

Char Seuffert #REMAXSUNSHINE 239.671.6318 SunshineCapeCoral.com

LUXURY LISTING BROCHURE

Matlacha is a vibrant, historic fishing village that has long been celebrated for its colorful character and deep-rooted maritime heritage. Originally established as a commercial fishing community in the early 20th century, Matlacha has maintained its old Florida charm, with generations of fishermen and their families shaping the town’s unique identity. The island’s picturesque waterfront is dotted with working docks, rustic bait shops, and bustling seafood markets, all of which reflect the area’s enduring connection to the water and the bounty it provides. Traditional fishing boats still depart daily, bringing in fresh catches that supply local restaurants and markets, and the sight of nets drying in the sun is a familiar reminder of the village’s proud legacy. Over the years, Matlacha has evolved into a beloved destination, attracting artists, nature lovers, and travelers from around the world who are drawn to its authentic spirit and scenic beauty. The town’s main street is a lively tapestry of brightly painted galleries, quirky boutiques, and open-air eateries, where visitors and locals alike gather to enjoy fresh-caught seafood, live music, and the laid-back, welcoming atmosphere that defines the community. Kayakers and anglers explore the mangrove-lined waterways, while sunsets over the bay paint the sky in brilliant hues, creating unforgettable moments for all who visit. Despite its growth and increasing popularity as a tourist destination, the heart of Matlacha remains its fishing community—a close-knit group that continues to anchor the island’s culture and economy. Many families have lived and worked here for generations, passing down traditions and stories that keep the spirit of old Florida alive. Their resilience and dedication have helped preserve Matlacha’s authentic character, making it a truly unique and enduring slice of coastal Florida where the past and present coexist in harmony. Matlacha Historical Fishing Community

LUXURY LISTING BROCHURE | 12200 & 12230 SHOREVIEW DR

Thank you for the opportunity

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