Kelly Gley Leonov - Cape Coral, FL Commercial Real Estate Agent & Broker

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Kelly Gley Leonov, Cape Coral, FL

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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.

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Kelly Gley Leonov, Cape Coral, FL

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