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    Multi-Family Portfolio With 46 Units Title is generated by Realmo AI

    5450-5460 5th Avenue, Fort Myers, FL 33901

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    For Sale
    $7,200,000

    MULTI_FAMILY - Fort Myers, FL

    Lot size:
    0.29 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 2:06 pm

    Property Features for 5450-5460 5th Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    APN
    11-45-24-03-00014.0120
    Lot size
    0.29 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    UNITY HEIGHTS BLK 1 PB 5 PG 8 PT LTS 2 + 3 AS DESC OR 3831 PG 3393
    Tax Annual Amount
    5826

    Building Details

    Year built
    1969
    Floors in Building
    1

    We can help!

    Listing Contact
    Astar Sakuri

    Listing agent Astar Sakuri License #198036955

    Listing office Compass Florida, LLC 1212 Lincoln Rd, Miami Beach, FL

    Listing date Jun 2, 2026

    MLS# 2026024568

    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

    • Portfolio sale in Fort Myers with 46 total units
    • Unit mix includes 4 four‑unit buildings, 5 duplexes, and 7 single‑family homes
    • Additional unit types include 2 three‑unit buildings and 1 condo (Apt 603 at 1900 Clifford St)
    • Five locations listed for multi‑family properties: 3213‑3219 Broadway, 1702‑1708 Cypress Dr, 5450‑5460 5th Ave, 3656‑3660 Seminole Ave, and 4749‑4757 Glenwood Ave
    • Single‑family addresses provided: 1402 Veronica S Shoemaker Blvd, 3652 Clermont St, and multiple homes on Cypress Dr, Elan Ct, Poe Ave, Byron Ave, Meador Ct, Karlov St, Carolina Ave, and Oak Drive
    • Year built listed as 1969

    Overview

    This is a multi-property portfolio sale totaling 46 units in Fort Myers, Florida, offering a mix of small residential configurations. The collection includes 1–6 unit buildings, four 4-unit buildings, 2–3 unit buildings, five duplexes, seven single-family homes, and one condo. The listed parcel at 5450–5460 5th Avenue is a 6-unit property with a lot size of 0.288 acres.

    The portfolio is presented as a package with multiple addresses throughout Fort Myers and North Fort Myers, including 3213–3219 Broadway and 3022 Guava St in Fort Myers, as well as several single-family properties and multi-unit buildings on streets such as Veronica S Shoemaker Blvd, Clermont St, and Seminole Ave. Additional properties include 278 Poe Ave and 241 Byron Ave in North Fort Myers.

    For investors seeking diversification within a single acquisition, this portfolio format can reduce reliance on any one structure type while maintaining a manageable scale across multiple buildings. The mix of duplexes, 2–3 unit buildings, and larger small multi-family buildings may appeal to operators looking to standardize leasing and management across similar product types, while still benefiting from variety in the tenant base.
    Property Profile Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.867524
    Latitude
    26.618316

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    FAQs

    What type of property is this?
    Quadplex - Portfolio sale in Fort Myers featuring 46 units across multiple small residential building types, including duplexes and single-family homes.
    Where is this quadplex located?
    The property is located at 5450-5460 5th Avenue Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $7,200,000.
    What are key features of this property?
    This property features: Portfolio sale in Fort Myers with 46 total units; Unit mix includes 4 four‑unit buildings, 5 duplexes, and 7 single‑family homes; Additional unit types include 2 three‑unit buildings and 1 condo (Apt 603 at 1900 Clifford St)
    (408) 664-6458
    We can help!
    Listing Contact
    Astar Sakuri
    Real Estate License ID: 198036955
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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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