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    15149 Mcgregor Blvd Fort Myers, FL 33908

    • Self storage facilities
    • 101,247 SF
    • 2.06 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US18-0259508
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Self storage facilities

    Property Details for 15149 Mcgregor Blvd

    Lot size
    2.06 lot acres
    Property size
    101,247 SF
    Property type
    Self storage facilities

    Description

    This exceptional 2.06-acre development opportunity is located at 15149 McGregor Blvd, Fort Myers, FL 33908, in Lee County. The site boasts a fully approved Site Plan/Development Order from Lee County for a Class A, climate-controlled self-storage building totaling 101,247 square feet. This three-story building is ready for immediate construction, eliminating significant pre-development hurdles. The property's strategic location on McGregor Boulevard, a major thoroughfare with over 27,500 vehicles daily, provides unparalleled access to a thriving market. The area exhibits robust population growth, exceeding 8% year-over-year, fueled by new residential construction (over 1,400 units currently underway). The site benefits from its proximity to Cape Coral, Sanibel, and Captiva Islands, as well as major retailers like Publix, Walmart, and Target. The lack of developable land and a high occupancy rate (95%+) in the existing self-storage market present a compelling investment case. Sanibel Island's deed restrictions prohibiting self-storage further solidify the demand for this development. This prime location, coupled with the approved plans, makes this a truly unique opportunity in a high-growth, high-demand tourist destination. The asking price for this institutional-class investment is $3,250,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.938903
    Latitude
    26.521064

    Comparable in this City

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      Luxury Self Storage Suites in Fort Myers, FL

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      Fort Myers Industrial Land

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      Industrial Flex Space Condo

      Industrial flex space condo unit in Fort Myers, Florida.
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    • $19,195,000
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      Fort Myers Industrial Flex Space

      76,780 SF Flex/Warehouse, Prime Location
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    Similar Nearby for Sale

    • $393,750
      1,575 SF

      Luxury Self Storage Suites in Fort Myers, FL

      9 Units, Class A, Under Construction
      16255 Pine Ridge Rd, Fort Myers, FL 33908
      View Details
    • $525,000
      13.67 Acres

      Luxury Storage Suites in Fort Myers

      Ultra-luxe storage suites for boats, RVs, cars, or getaways.
      16261 Pine Ridge Rd, Fort Myers, FL 33908
      View Details
    • $550,000
      0.03 Acres

      Luxury Storage Retreat in Fort Myers

      Gated end unit perfect for collectors, vehicles, and entertainment.
      10952 Old Way S, Fort Myers, FL 33908
      View Details
    • $1,490,000
      4.88 Acres

      Fort Myers Industrial Land

      4.88-acre commercial/industrial site.
      10900 Leeco Ct, Fort Myers, FL 33908
      View Details
    • $335,000
      0.33 Acres

      Industrial Flex Space Condo

      Industrial flex space condo unit in Fort Myers, Florida.
      10801 Sunset Plaza Cir, Fort Myers, FL 33908
      View Details
    • $19,195,000
      76,780 SF

      Fort Myers Industrial Flex Space

      76,780 SF Flex/Warehouse, Prime Location
      16261 Pine Ridge Rd, Fort Myers, FL 33908
      View Details

    Similar Nearby for Lease

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      Flexible Storage Space For Lease

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    • $20 SF/Yr
      76,780 SF

      Prime Lee County Flex Space

      Class A industrial space, flexible layouts, immediate occupancy.
      16261 Pine Ridge Rd, Fort Myers, FL 33908
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      Versatile Office Warehouse Space

      End-cap unit with office and warehouse space on San Carlos.
      16191 San Carlos Blvd, Fort Myers, FL 33908
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    • $14 SF/Yr
      12,641 SF

      Industrial Unit Available for Sublease

      12,641 SF multi-tenant building with 3,000 SF unit available.
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    • $14 SF/Yr
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      Prime South Fort Myers Office Space

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    • $18 SF/Yr
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      Fort Myers Retail Center

      Prime Retail Space, Multiple Units Available
      16120 San Carlos Blvd, Fort Myers, FL 33908
      View Details
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    15149 Mcgregor Blvd
    Fort Myers, FL 33908
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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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