EXECUTIVE MARKETING & INVESTMENT SUMMARY Waterfront Commercial Asset with $274K+ NOI & Direct Gulf Access in Naples, FL. The property features a multi-stream cash flow anchored by an owner-owned, turnkey laundromat business alongside a second rental unit. THE OFFERING An exceptional, generational opportunity to acquire a 6,175 SF commercial facility boasting 80 linear feet of unrestricted, direct Gulf-access waterfront (no bridges) in Naples' most dynamic coastal submarket. Located at 3270 Bayshore Drive, this versatile income-producing asset sits on a 0.42-acre parcel featuring highly favorable C-4 Commercial zoning with the flexible BZO-NC overlay. Offered at $3,995,000, this property uniquely blends immediate operational cash flow with long-term real estate scarcity and explosive redevelopment potential. The asset delivers a stable, multi-stream revenue with a 2026 annualized Net Operating Income (NOI) of $274,354, backed by a 38-month historical annualized NOI of $286,278. The property is fully occupied and includes a long standing, turn-key operating laundromat business alongside a retail art gallery generating $138,000 in annual rental income. PHYSICAL & WATERFRONT FEATURES Unlike standard inland commercial warehouses that face heavy market competition, 3270 Bayshore Drive possesses physical attributes that are impossible to replicate: Unrestricted Maritime Access: 80 linear feet of Halderman Creek direct Gulf access canal frontage providing completely bridge-free, to Naples Bay, Gordon Pass, and the open waters of the Gulf of Mexico. Warehouse Construction: A solid metal commercial building optimized for utility and durability, featuring functional rear service/loading capabilities. Waterfront Amenity Space: The building is enhanced by a ~1,000 SF waterfront patio overlooking the canal, providing a useful amenity space for tenants or future hospitality concepts. THE INCOME: TWO OPERATING SPACES The Turnkey Operating Laundromat Business (2,481 SF) The core operational anchor of the asset is a high-margin, recession-resistant laundromat operation that draws consistent, year-round neighborhood patronage. FF&E Included: The business is sold fully equipped, with equipment in good condition, featuring 18 commercial washers and 22 dryer pockets. Stellar Local Reputation: Celebrated by regional media (Coastal Breeze News) as "the grooviest laundromat you've ever seen," the business functions as a vital, high-utility staple within the local ecosystem. Immediate Growth Vectors: A new owner can scale current cash flows through clear value-add opportunities, such as modernizing with digital app-based payment infrastructure, capturing local commercial linen accounts, relaunch the high-margin wash-and-fold service. Or add a dry cleaning drop off option. The Bayshore Gallery Rental Unit (3,694 SF) Providing operational overhead offset, this attractive, multi-level retail space provides passive revenue cushion of $138,000 in annual rental income. The gallery recently achieved press coverage (WINK News) for its installation of "Resonance," a large hand-cut glass mosaic, establishing the site as a distinct local cultural landmark. BOOMING REGIONAL DYNAMICS & LOCATION HIGHLIGHTS The asset is strategically positioned directly within the Bayshore District as defined by the Bayshore Gateway Triangle CRA, a massive ~1,800-acre redevelopment zone that has experienced a +15.7% taxable-value growth in 2025 alone. Explosive Residential Developments: The immediate corridor is undergoing unprecedented luxury transformation with 180 high-end residences under construction. This includes AVRA at Metropolitan Naples (56 luxury condominiums priced from $2M-$7M) and The Grove Bayshore (32 single-family homes priced up to $2.26M). Toll Brothers Project (92 high-end single-family homes). This massive development wave is heavily amplified by a surge of custom new construction lining the direct-waterfront streets, with luxury custom homes being listed and sold from $3M to $6M. This rapid influx of affluent homeowners creates a massive customer base right at your doorstep. Major Civic & Cultural Investments: The property sits in immediate proximity to the newly completed pedestrian Bayshore Boardwalk connecting directly to Sugden Regional Park, as well as the proposed 900-seat Opera Naples Luciano Pavarotti Foundation Arts Center (estimated 2028 completion). Unbeatable Naples Proximity: Benefit from premier coastal convenience, situated just 2.8 miles from Downtown / Fifth Avenue South, 3.7 miles from the iconic Naples Pier and beaches, and a short 1.3 miles from the world-renowned Naples Botanical Garden, and minutes from East Naples Park on Thomasson Drive, the official home of the US Open Pickleball Championships. Elite Traffic & Exposure: The property benefits from high-visibility street frontage capturing 14,266 to 16,902 vehicles per day. Furthermore, the official organizers of the acclaimed "Cars on 5th" Concours d'Elegance have confirmed the relocation of the massive event directly onto Bayshore Drive for 2027, bringing over 750 rare, exotic, and classic cars and thousands of affluent visitors directly past this asset. LOCAL MARKET DEMOGRAPHICS (3-MILE RADIUS) Average Household Income: An affluent $146,181 within a 3-mile trade area, scaling up to a staggering $159,516 within a 15-minute drive time. Total Population: Over 52,000 active residents supporting local commerce. Employment Density: A robust workforce of 46,900 daytime employees within 3 miles, driving consistent mid-day commercial traffic to the immediate corridor. LANDLORD FLEXIBILITY & REDEVELOPMENT POTENTIAL With its C-4 zoning and BZO-NC overlay, this property offers a secure exit strategy and substantial future upside. An investor can comfortably collect the steady, dual-stream cash flows today, while holding the long-term right to redevelop this rare 80 LF waterfront lot into high-density mixed-use retail, an elite marine facility, upscale waterfront dining in the future. FINANCIAL SUMMARY & ACQUISITION DETAILS: Offering Price: $3,995,000 2026 Annualized NOI: $274,354 38-Month Historical Annualized NOI: $286,278 Included in Sale: Commercial Real Estate, Active Laundromat Business, Operating Furniture, Fixtures & Equipment (FF&E). Detailed operating data, equipment inventories, and rental-income records are available to qualified purchasers upon the execution of a Non-Disclosure Agreement (NDA). BROKER / OWNER DISCLOSURE: Diane Sullivan, Licensed Real Estate Broker with Naples Beach and Bay Realty, holds a direct ownership interest in the LLC that owns the subject property and businesses