400 Simonton Street, Key West, Florida - Investment Property

Just Listed, but not by me, 400 Simonton Street in Key West, Florida. According to the Monroe County Appraiser this landmark building was built circa 1889. See the black and white photo which shows how this property looked back in 1965. That's nearly half a century ago. My God, I graduated from high school that year. Compare it to the color photo below. The property has had various uses over the years. And now it is offered for sale. The listing broker describes this property like this:

"Historic Downtown Home from the late 1800's just a few steps from the Seaport. There are 6 charming apartments each with old town architectural appeal. A mixture of studio, one bedroom and two bedroom units. Small garden area with a tropical feel and many porches for tenants to enjoy."

 The building itself looks to be in very good shape. Compare the way the building looked in 1965 to its appearance in today. It is virtually the same. Even the exterior stairs between the floors is visible. According to the mls listing this building has 4078 sq ft of living space located on a 4200 sq ft lot (42'x100') at the corner of Eaton Street and Simonton Street. Zoning is HNC1.  

I considered buying this property and the adjacent Artist House guest house (located next door at 534 Eaton Street) when that owner at that time was tinkering with the idea of selling both buildings. He had been renting rooms at 400 Simonton Street as part of the guest house. I don't know if he ever got caught because that is not permitted. That owner sold both properties to different people. The Artist House has sold at least twice since then. Today the property at 400 Simonton Street is licensed to rent six non-transient long term rentals.

I took a couple of not-so-good photos of the bricked courtyard and was reminded that the area was previously used as a small cafe. I think that space is quite lovely but very under utilized today. 

The thing that excites me about this property has nothing to do about the current uses but rather what it might become. Years ago the first floor was a real estate company and the bricked garden was a small cafe of sorts.  Earlier this week the owners of the Marquesa Hotel announced a $10 million dollar expansion onto the adjacent properties at 410 and 414 Simonton Street. CLICK HERE to read more. Use your imagination to see what you might do with this property at this great Old Town location. 408 Simonton Street is pictured below. That's but a taste of what is to become.

The Reception area at the Marquesa Annex

400 Simonton Street is offered for sale at $1,600,000.  CLICK HERE to view the Key West mls datasheet on this property. Then please call me, Gary Thomas, 305-766-2642, to set up a private showing. I am a buyers agent and a full time Realtor at Preferred Properties Key West. Tenants may require 24 to 48 hour advance notice to view the apartments. This is a buying opportunity for a buyer who wants either a performing investment property or someone who wants to do something creative with a great old building in a very solid location.

526 Southard Street, Key West - Business For Sale

Okay, Dear Readers, you've toyed with the idea of leaving your hour long commutes to work and moving to Key West. You've wondered how you might make a living here that does not involve waiting tables, cleaning toilets in hotel rooms, ferrying tourists from Toledo around on Conch trains, or being a greeter at KMART or HOME DEPOT. Those are all good jobs and keep a lot of people here employed. Preferred Properties Key West just listed an alternative business that would be perfect for a single person to operate with the assistance of an occasional back-up staff person. That business is The Cottage located at 526 Southard Street in Key West.

The listing Realtor described the offering as a:

"Beloved retail business for sale with strong local customer base. Perfect for an owner/operator. Future expansion possibilities include a retail website, interior design consulting and a social media presence. Favorable lease terms. Business opportunity only, real estate not for sale. Inventory additional."

CLICK HERE to read the Key West mls datasheet on 526 Southard Street (business only, not real estate) which is offered for sale at $95,000. Please contact me, Gary Thomas, 305-766-2642 to show you this property and provide additional information. I am a buyers agent and a full time Realtor at Preferred Properties Key West. Let me help you find your place in Paradise. 

Hop on this Key West Investment

3416 North Roosevelt Boulevard - Key West, Florida

Just listed, but not by me, the real estate only a special purpose building located on the main thoroughfare into Key West. The listing broker describes the property this way:

"This is a real estate only purchase with a fantastic, stable true triple net long term lease in place. Family owned since the building was purpose built in 1971 for IHOP, lease has been in place with the same franchise company since the beginning. NOI is estimated to be about $100,000 for the year ending May 2012. Was $93,512. for the year ending May 2011. There are NO expenses to the property owner,just a $4000 check every month and an annual check for 7.5% of the gross receipts. In the past, these leases have been renewed. The base lease currently in place runs through April 2020, and the possible extensions carry the cash flow through to 2050."

I went out to the property to take photos last night just before sunset. The traffic was still quite heavy. It took me about ten minutes to take the photos and then find a safe gap so I could walk back across Roosevelt Boulevard. While I was there I noticed folks who I assumed were staying in nearby motels walk to the IHOP. Others walked past and went further west. The thought occurred to me that is why this inexpensive eatery is located where it is. It's probably why Denny's and MacDonald's which are located a few blocks further east. There is a huge concentration of motel rooms in this section of town. Then I remembered something I found while searching for online photos of IHOP in Key West. I decided not to "borrow" the family photo I found, but the sunset pic he took is shown below along with his comment about his family's experience at the Key West IHOP.

Free Sunsets across from the IHOP

"Yes, our first supper on Key West was at IHOP. But at least the building is on N. Roosevelt Blvd., right across from the Gulf, and we saw a beautiful sunset from right there. At the famed Mallory Square -- sunset-watchers' Mecca -- you watch the sun set over filthy-rich peoples' houses on another island (at least at this time of year). Whoop-dee-ding! You can see the same island in my sunset shots here from the NE side of Key West, but it's not nearly so annoyingly close."

And I got it. I got what that photographer was writing about and how he and his family could see our wonderful sunset across beautiful waters undisturbed by the performers, the souvenir hawkers, or the "filthy-rich peoples' houses".

Not all of the people that stay in the motels in this area of Key West want to spend $18 for an appetizer, $39 for a steak or an extra $9 for some French fries in some upscale Old Town restaurant. Especially if they have little kids. Places like the Outback Steak House and TGI Fridays also located on North Roosevelt are almost always crammed with tourists and locals that are looking for good food at non-Duval Street prices. Of course, they don't have the water views available at the IHOP or MacDonald's. All of the North Roosevelt restaurants serve food that a big segment of the tourist population (and locals) want.

The IHOP property at 3416 North Roosevelt Boulevard is offered at $1,975,000. CLICK HERE to view the Key West Association of Realtors mls datasheet on this property. Remember, this is a true triple net investment with a guaranteed monthly payment of $4,000 plus an annual check for 7.5% of the gross receipts. The lessee is the same operator for whom this special purpose building was built in 19971. The check comes in each month like clockwork according to the listing broker.

If you would like more information on this property or any other property in Key West, please contact me, Gary Thomas, 305-76-2642 or send me an email at kw1101v@aol.com. I am a buyers agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida.

Bank Owned Trailer Park - Lower Florida Keys

Every now and then I get a phone call or an email from a potential buyer who has had a persistent dream of buying a place in Key West that he or she or they could operate as an investment. The goal is give that potential buyer the reason to move here and have a place to go to that could turn a profit. With the rate of return banks are offering in today's diluted economy, making a profit on just about any non-risk investment ought to provide a greater rate of return. Preferred Properties is the listing brokerage for a Bank Owned Trailer Park condominium located on Summerland Key, just 29 miles east of Key West. The listing Realtor describes the property as:

"The Summerland Palms Trailer Park fronts US1 with easy highway access. The parcel consists of 21 condominium sites for monthly rental plus an on site laundry and sewer treatment plant. The well maintained property is approx. 39,328 sq. feet and has an annual income of appx. $170,000. There is potential for on site building, redevelopment and/or future use of building rights off site. A full package is available."

Summerland Palms is a trailer condominium where all of the lot spaces (except one) are owned by a single owner, the Bank. The owner leases the 21 spaces to the individual trailer owners who pay monthly rent. There is a common laundry facility that also generates income. The combined projected gross income is $170,000. According to the listing agent, this investment would generate about a 6% return on investment.

Coin operated laundry for extra cash income

Click GOOGLE MAP for an aerial view of the location. You will note the trailer park sits off highway US1 behind what is called Flagship Drive, or on the Gulf Side of the highway at Mile Marker 29.


CLICK HERE to view the Key West mls datasheet and to view lots of listing photos. The asking price on this Bank Owned Property is $1,400,000. Please contact me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@aol.com so that I can send you the listing information package on this property. I am a buyers agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West, Florida.

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829 Simonton Street - Key West - Historic Investment Property

I distinctly remember going inside the old building at 829 Simonton Street on Superbowl Sunday (January 25, 1987). The place was a sandwich shop called "La Bodega". I had spent the afternoon at Atlantic Shores and wanted to grab a sandwich. The place was near and the food was good. My needs were met. Fast forward 24 years and the building looks pretty much the same.

The unpainted facade looks pretty much today like it did when the two photos below were taken.

829 Simonton Street Key West May 2011

The building was called The Square Deal Market when the photo above was taken in 1965 by the Monroe County Property Appraiser. The appraiser says the building was built circa 1974. The sign at the street advertises "STEAK 89 cents lb." and "Homo Milk".

The pic above was taken in 1970 before Key West got gentrified.

The 4662 square foot building (listing agent provided) which is located on a 51' x 106' (5353 sq ft) lot near the top of Solares Hill and just one block south of Truman Avenue. The listing Realtor describes this investment property this way:

Exquisite mixed use piece of property- Historically renovated with exceptional eye to detail. The downstairs of this property consists of two commercial bays each with about 998 square feet. The upstairs is made up of two residential units. One unit is a 2br/2ba with 1678 square feet. The other is a 1br/1ba affordable housing unit with 463 square feet.It features 7 off-street parking spots."

The property has been renovated a couple of times in the past ten years. The most recent renovation converted the front downstairs space into offices which are now used as a real estate office. The photo above was taken from the large parking lot located on Olivia Street. Listing agent says there is parking for seven vehicles. Note the beautiful Royal Poinciana Tree that frames the lot.

The asking price on the investment property at 829 Simonton Street was just reduced from $1,600,000 to $1,200,000. If you are interested in this property, please contact me, Gary Thomas, 305-766-2642 or send me an email at kw1101v@aol.com. This is not my listing. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West.

400 Simonton Street - Key West Investment Property

400 Simonton Street as it appeared in 1965

400 Simonton Street as it appears in August 2011

Just listed, but not be me, 400 Simonton Street in Old Town Key West. According to the Monroe County Appraiser this landmark building was built circa 1889. See the black and white photo which shows how this property looked back in 1965. That's nearly half a century ago. My God, I graduated from high school that year. Compare it to the color photo below. The property has had various uses over the years. And now it is offered for sale. The listing broker describes this property like this:

"High curb appeal, landmark architecture located on the prominent and convenient corner of Simonton and Eaton Streets in downtown Key West, FL (only 1 block from Duval St.) 1920's design, 3 stories with commanding porches, Dade County Pine, 12 ft ceilings, grand interior staircase, fire monitoring system, balconies, lovely bricked courtyard, iron entry gate, fountain & tropical landscaping. 6 residential, non-transient units, 6 electric meters with onsite manager. Zoned Mixed Use. Formerly Meyer's Place of Key West and also a restaurant. See MLS supplement for unit configurations, rental amounts, and other pertinent information. This historic Old Town Key West investment property has much to offer and has been well maintained."

I considered buying this property and The Artist House (located next door at 534 Eaton Street) when the owner at that time was tinkering with the idea of selling both. That owner had been renting rooms at 400 Simonton Street as part of the guest house. I don't know if he ever got caught because that is not permitted. That owner sold both properties to different people and The Artist House has sold at least twice since then. Today the property at 400 Simonton Street is licensed to rent six non-transient long term rentals.

I took a couple of not-so-good photos of the bricked courtyard and was reminded that the area was previously used as a small cafe. I think that space is quite lovely but very under utilized today.

The bricked courtyard

I did a Google search which resulted in an ad in The New Yorker in 1982. A real estate company had its office at that location back then.

Commanding presence at a key location

The building itself looks to be in very good shape. Compare the way the building looked in 1965 to its appearance in 2011. It is virtually the same. Even the exterior stairs between the floors is visible. According to the mls listing this building has 4078 sq ft of living space located on a 4200 sq ft lot (42'x100') at the corner of Eaton Street and Simonton Street


400 Simonton Street is offered at $1,699,000 or $417 per sq ft. CLICK HERE to view the Key West mls datasheet and to view listing photos. This property is zoned HNC-1 which is short for Historic Neighborhood Commercial-1. Uses for this zoning include include residential (including single family, duplex, and multi-family) and limited commercial including professional offices, banking and financial services, personal service shops, specialty shops, limited retail, transient accommodations and guest cottages. Rather than rely on what I write, do your own investigation to determine suitability for the use you intend. CLICK HERE to read the City of Key West zoning ordinances and consult with your own attorney. Just because some use may be permissible does not mean you will necessarily be able to do what you want.

If you would like to see 400 Simonton Street or any other property in Key West, please contact me, Gary Thomas, 305-766-2642. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West.

Compound Investment in Key West

1027 Howe Street (corner of Howe at Julia Streets)

If the harbingers of doom and gloom haven't spooked you out of your mind, the compound at 1027 Howe Street in the Bahama Village area of Old Town Key West may be worthy of your consideration. When times are tight and people don't know what is going to happen next, probably the last thing they want to think about is making an investment in income property. There are enough talking heads on TV, bloggers, and other know-it-alls telling the rest of us what the S&P downgrade of America's credit rating means for the economy. The wild ride on Wall Street has got to spook anybody with any significant amount of money invested there. Wall Street thrives on turmoil because they always make money when the market goes up and when it goes down. They make off of people who panic and people who into rising markets. (I know that is an over simplification, but it works for my purposes.)

A reader who chooses to remain nameless recently commented on the woes of buying Key West real estate. Instead, he or she suggested that people reading my real estate blog buy silver. That's a great idea. Go to bed at night and sleep on your bars of silver. Snuggle in comfort next to the cold hard shafts of metal. Silver can bring extra comfort to you on the cold nights in February when you let it grow warm next to the mantle. In the hot months like July and August you can chill silver in the freezer for a couple of hours and then put the bars in a back pack which you can take to work or on short trips. The cold metal can help cool you down for a couple of hours. Yes, silver can be your friend and it can be a good investment too.
Or you may choose to buy a property like 1027 Howe Street for about half of what it sold for in 2004which the listing describes this way:

"Private compound in old town, completely fenced,large lot. Main house downstairs is a 1 bedroom ,1 bath, living room, kitchen, wrap around porch, dade pine walls, wood floors high ceiling, beautiful space. Upstairs is a 1 bedroom, Living room, bath, kitchen, upstairs front porch.Seperate 1 bedroom, 1 bath guest cottage.huge outdoor living space, room for a pool, and more. Potential short sale"

Here are the details: The Monroe County Property Appraiser shows the property was purchased in October 2004 for $1,100,000. The Monroe County Property Appraiser's website shows that three residential addresses have been combined into one new legal description which as three buildings with a total of 1374 sq ft of living space situated on a 65'x80' (5133 sq ft) corner lot. The three original buildings at this location were destroyed by fire around 1970 so what is there today is of more recent construction.

This property just might work for that buyer that wants a private living space plus reliable monthly income without huge property management fees. I can envision a new owner keeping one unit for personal use and then renting the other spaces until such time as the owner decides to move to Key West full time. Typically one bedroom units rent for about $1200 per month (more or less depending on other amenities). In the future an owner may want to reconfigure the current two story two units into a single family residence and use the cottage for guests. There is room for a pool and gardens. CLICK HERE to view the Key West mls datasheet and to view listing photos.

1027 Howe Street is a short sale that is offered at $575,000 or $235 per sq ft. My experience has been that asking prices on short sale properties are negotiable just like market sales. Several months ago I wrote about another listing across the street at 1026 Howe Street. That property is still for sale, and it is still offered at $439,000 or $439 per sq ft. That property is a single family that was updated. I think a dollar for dollar comparison may show 1027 Howe Street as being a darned good opportunity on a price basis. Just below see some photos of the neighboring houses in this block. The City of Key West is progressing on the redevelopment of the Truman Annex waterfront park just a couple of blocks to the west. There is public housing a couple of blocks away. So you can view this location as being located in a nice neighborhood with a promising future or you can be dismissive of the area entirely.

1031 Howe Street

Southwest corner of Howe at Julia Street

1026 Howe Street referenced above as a comparison property

1015 Howe Street on the northeast corner of Howe at Julia

If you have an interest in a compound like 1027 Howe Street, consider the value of owning a property that can be purchased now at a reasonable price which could throw off income during the short term and which ought to increase in value in the long term. If you would like to schedule a visit to this property or any other property in Key West, please consider working with me, Gary Thomas, 305-766-2642. I am a buyer's agent and a full time Realtor at Preferred Properties Coastal Realty, Inc. in Key West. Why think of sleeping with a piece of silver when you could sleep in Key West.