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    Fort Myers Investment Opportunity Title is generated by Realmo AI

    2243/2245 Altamont Avenue, Fort Myers, FL 33901

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    For Sale
    $696,000

    MULTI_FAMILY - Ranch - Fort Myers, FL

    Type:Single Family Residence
    Lot size:
    0.69 Acres
    Added:
    May 15, 2026
    Days on Market:
    1
    Last Refresh:
    May 15 at 8:06 pm

    Property Features for 2243/2245 Altamont Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Bedrooms
    4
    Rooms
    Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 2
    Pets allowed
    Yes
    Interior features
    HighSpeedInternet
    Exterior features
    RoomForPool
    Standard status
    Active
    APN
    23-44-24-P2-0160C.0050
    Lot size
    0.69 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    ALTAMONT PARK BLK C PB 5 P 12 LOTS 5 6 +7 LESS PT LOT 5 DESC OR 1106 P1179
    Tax Annual Amount
    7881

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Electric (Heating)
    Cooling system
    Electric, Central Air
    Water source
    Public

    Building Details

    Year built
    1954
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Terrazzo, Vinyl
    Building materials
    Block, Concrete, Stucco
    Roof type
    Shingle
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Melissa Smith
    Melissa Smith

    Listing agent Melissa Smith License #258028492

    Listing office Royal Shell Real Estate, Inc. 15050 Captiva Drive, Fort Myers, FL

    Listing date May 15, 2026

    MLS# 2026022059 Listing URL

    Copyright © 2026 Florida Gulf Coast Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rare package: Duplex plus 3 vacant lots with NC‑Neighborhood Commercial zoning for redevelopment.
    • Prime location near Lee Memorial Hospital, Downtown Fort Myers, and Edison Mall.
    • NC zoning allows for diverse uses: residential, office, retail, and mixed‑use.
    • Potential for increased density and development incentives under Florida's Live Local Act.
    • Duplex features a newer roof (2022‑2023), attached garages, and mature trees.
    • No HOA and sold as‑is, simplifying the purchase.

    Overview

    This offering presents an investment and redevelopment opportunity in Fort Myers, encompassing four separately parceled properties zoned NC-Neighborhood Commercial. The package includes a vintage duplex and three vacant lots, providing possibilities for future development, expansion, or income generation. The duplex, located at 2243/2245 Altamont Ave, was built in 1954 and is situated on approximately 0.26 acres. It features a newer roof (2022-2023), attached garages, an oversized concrete driveway, and mature trees. The sale also includes three additional vacant lots on Clifford St, totaling approximately 0.43 acres of Neighborhood Commercial zoned land. The properties are positioned near Lee Memorial Hospital and minutes from Downtown Fort Myers, Edison Mall, Legacy Harbor Marina, Publix, restaurants, shopping, and the Caloosahatchee River. The NC zoning permits a range of uses, including residential, professional office, retail, mixed-use, and neighborhood-serving commercial. The property may also qualify for additional density and development incentives under Florida's Live Local Act. The total lot size is approximately 0.69 acres. All four parcels are being sold together as-is, with no HOA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Law Firm Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.875024
    Latitude
    26.635927

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    FAQs

    What type of property is this?
    Commercial land - Four parcels with duplex and vacant lots near Lee Hospital.
    Where is this commercial land located?
    The property is located at 2243/2245 Altamont Avenue Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $696,000.
    What are key features of this property?
    This property features: Rare package: Duplex plus 3 vacant lots with NC‑Neighborhood Commercial zoning for redevelopment.; Prime location near Lee Memorial Hospital, Downtown Fort Myers, and Edison Mall.; NC zoning allows for diverse uses: residential, office, retail, and mixed‑use.
    (239) 887-2699
    We can help!
    Listing Contact
    Melissa Smith
    Melissa Smith
    Real Estate License ID: 258028492
    Learn More
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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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