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    Mixed-Use Property with Fenced Parking Title is generated by Realmo AI

    2251 GRAND AVENUE, Fort Myers, FL 33901

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    For Sale
    $1,200,000

    Mixed Use - FORT MYERS, FL

    Type:Mixed Use
    Property size:
    4,688 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $255/SF
    Added:
    Jun 3, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 2251 GRAND AVENUE

    General Information

    Property type
    Commercial Sale
    Property subtype
    Mixed Use
    Zoning
    CI
    Standard status
    Active
    APN
    24-44-24-P1-00802.0020
    Size
    4,688 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    7735

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1965
    Building materials
    Block
    Architectural style
    Other

    We can help!

    Listing Contact
    Danielle Mazza
    Danielle Mazza

    Listing agent Danielle Mazza License #3249410

    Listing office FUTURE HOME REALTY INC 13029 W Linebaugh Av Ste 101, Tampa, FL

    Listing date Jun 3, 2026

    MLS# TB8515169 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Three income‑producing spaces: 2 renovated upstairs residential condominium units plus a ground‑floor music studio/creative commercial space
    • Two residential condos upstairs, including a 3‑bedroom/2‑bath unit and a 2‑bedroom/2‑bath unit
    • Ground floor configured as a music studio, offering flexible space for commercial uses such as retail, office, wellness, or specialty business
    • Fully fenced parking lot with approximately 10 dedicated parking spaces
    • Block construction with central air; property built in 1965
    • Adjacent property 2109 Crawford included with sale for $1,490,000

    Overview

    This mixed-use property is built to produce income from three separate spaces, with two renovated residential condominium units on the upper level and a ground-floor music studio currently configured for commercial use. The upstairs residences feature modern finishes and open, comfortable layouts, including a spacious 3-bedroom, 2-bath unit and a 2-bedroom, 2-bath unit. On the ground floor, the studio configuration offers flexible space that can support a range of creative or service-oriented uses. A fully fenced parking lot with approximately 10 dedicated spaces provides convenient, secure parking for tenants, customers, and guests.

    The property is positioned in downtown Fort Myers near the Fort Myers Skatium, a well-known local destination. This location supports consistent community presence and foot traffic tied to a sports and fitness-oriented environment. Zoning is listed as CI.

    For investors and owner-users, the combination of renovated residential units and a commercial level with adaptable creative space can help diversify income streams within a single asset. For developers, the property’s downtown positioning and existing mixed-use setup may provide a solid platform for continued redevelopment and re-tenanting strategies aligned with the area’s ongoing revitalization.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $117.0k $24.96
    − Vacancy −$9.6k −$2.05
    EGI $107.4k $22.91
    − OpEx −$26.9k −$5.73
    NOI $80.6k $17.18
    4,688 SF · lease $24.96/SF/yr · vacancy 8.20% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $1.15M
    $1.01M – $1.34M (±1% cap)
    NOI $80,563 @ 7.0% cap · market cap 6.71%
    Second Best
    Multifamily LT 5
    $886.5K
    $775.7K – $1.03M (±1% cap)
    NOI $62,052 @ 7.0% cap · market cap 5.17%
    Theoretical Best
    Office A
    $1.48M
    $1.29M – $1.72M (±1% cap)
    NOI $103,286 @ 7.0% cap · market cap 8.61%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Focus Music Academy Vocational School Social Music House Recording Studio

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Law Firm Hair Salon Nail Salon 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
    -81.870353
    Latitude
    26.635508

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    FAQs

    What type of property is this?
    Mixed-use property - Three distinct income spaces upstairs residential and ground-floor studio, supported by dedicated fenced parking for tenants and visitors.
    Where is this mixed-use property located?
    The property is located at 2251 GRAND AVENUE Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: Three income‑producing spaces: 2 renovated upstairs residential condominium units plus a ground‑floor music studio/creative commercial space; Two residential condos upstairs, including a 3‑bedroom/2‑bath unit and a 2‑bedroom/2‑bath unit; Ground floor configured as a music studio, offering flexible space for commercial uses such as retail, office, wellness, or specialty business
    (813) 843-0218
    We can help!
    Listing Contact
    Danielle Mazza
    Danielle Mazza
    Real Estate License ID: 3249410
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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.

    More about this property
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