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    Luxury Auto Storage Community Unit Title is generated by Realmo AI

    9946 Tuscany, Fort Myers, FL 33967

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    For Sale
    $879,000

    COMMERCIAL - Fort Myers, FL

    Property size:
    2,200 SF
    Lot size:
    4.75 Acres
    Price / SF:
    $399/SF
    Added:
    Nov 7, 2025
    Days on Market:
    203
    Last Refresh:
    May 29 at 2:06 pm

    Property Features for 9946 Tuscany

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    CPD
    Security features
    Security
    Fencing
    Fenced
    Standard status
    Active
    APN
    22462500010011090
    Size
    2,200 SF
    Lot size
    4.75 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    W 1/2 OF SE 1/4 DESC IN OR 4487 PG 3115

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central
    Cooling system
    Ceiling Fan(s), Central Air
    Water source
    Public

    Building Details

    Year built
    2026
    Floors in Building
    1
    Number of units
    40
    Flooring type
    Concrete
    Building materials
    Block

    We can help!

    Listing Contact
    Ronald DeChambeau

    Listing agent Ronald DeChambeau License #3320795

    Listing office Serhant 648 George Bush Blvd., New York, FL

    Listing date Nov 7, 2025

    MLS# F10535670

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

    HighLights

    • Luxury auto and motorcoach storage community with customizable units ranging from 1300 to over 2750 SF.
    • Climate‑controlled protection for vehicles.
    • Each unit features full bathrooms and laundry hook‑ups.
    • Benefit from 24/7 security and access.
    • Mezzanines in each unit.
    • Washing and detailing areas available.

    Overview

    ESTERO MOTORPLEX is a luxury auto and motorcoach storage community located just West of I-75 on Estero Parkway. The property offers 40 units crafted with precision. Each unit features full bathrooms, laundry hook-ups, mezzanines, and customizable space ranging from 1300 to over 2750 square feet. This premier space fosters a social atmosphere where like-minded individuals can connect and enjoy the elite automotive lifestyle. The property provides unmatched amenities like climate-controlled protection, washing and detailing areas, and 24/7 security and access. The listing is for Unit A, offering 2200 square feet. The lot size is 4.75 acres.
    Property Profile Location Intelligence

    Current Use by Public Records

    Parking lots & garages

    Similar Places Nearby

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    Map

    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.794036
    Latitude
    26.449965

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    FAQs

    What type of property is this?
    Parking lot & garage - Luxury auto and motorcoach storage unit in Fort Myers, FL.
    Where is this parking lot & garage located?
    The property is located at 9946 Tuscany Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $879,000.
    What are key features of this property?
    This property features: Luxury auto and motorcoach storage community with customizable units ranging from 1300 to over 2750 SF.; Climate‑controlled protection for vehicles.; Each unit features full bathrooms and laundry hook‑ups.
    (772) 485-9562
    We can help!
    Listing Contact
    Ronald DeChambeau
    Real Estate License ID: 3320795
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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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