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Property profile & analytics
OFF-MARKET
Estimated value
$10,500,000
Hotels
10081 Intercom Dr Fort Myers, FL 33913-7786
Entity Owned
2-yr Hold
Free & Clear
Property ID
US18-2357878
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,328 SF
Lot
2.37 ac (103,107 SF)
Zoning code
MPD
APN
22-45-25-15-00011.0000
UPID
US18-2357878
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Hotel Hotel & Motel
-
Comfort Inn & Suites Airport Hotel & Motel
-
Florida Gulf Coast University High School
-
Florida Concealed Carry Class Training Center Tutoring Service
-
Florida Concealed Carry Class $29.99 Training Center Tutoring Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.50M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$7.56M
Blend (final)
Blend
$10.50M
Owner & transaction history
Rc Boatways Rd LLC · 2 yrs held
Rc Boatways Rd LLC
since 2024
Last sale
$10.5M
7 recorded transactions
Zoning & alternative use
MPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.7M
+65.7%
Restaurant
$10.8M
+40.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$10,500,000
ML approach
$10,500,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$7,650,000
Current use
AUTO REPAIR, GARAGE
$12,675,000
Change: +66% · Conversion: Difficult
RESTAURANT
$10,765,000
Change: +41% · Conversion: Difficult
Blend value · Realmo final
$10.50M
Range $9.45M – $11.55M · ±10% · vs last sale $10.50M (Jan 24 2024)
Last sale anchor
$10.50M
Jan 24 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$606 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$150,313
Tax year 2023
Assessed value
$10,675,434
Assessed 2023
Previous assessed
$6,833,111
+56.2% YoY
Effective rate
1.41%
On assessed value
Assessed land
$2,934,838
Assessed improvement
$7,740,596
Land market value
$2,934,838
Improvement market value
$7,740,596
Total market value
$10,675,434
Applied tax rate
47.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
3
Bathrooms
90
Total area
17,328 SF
Lot
2.37 ac (103,107 SF)
Zoning code
MPD
APN
22-45-25-15-00011.0000
UPID
US18-2357878
Jurisdiction
LEE
Zoning & alternative use
MPD · Fort Myers, FL
Zoning MPD · permitted uses
MPD · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$12.7M
RESTAURANT
Est. value
$10.8M
HOTEL/MOTEL Current
AUTO REPAIR, GARAGE
RESTAURANT
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Bathrooms
90
Lot
2.37 ac
Current owner
From public records · entity-resolved
Rc Boatways Rd LLC
Entity
Free & Clear · 2 yrs held
Mailing address
14040 SCHULTZ RD, FORT MYERS, FL 33908-2026
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2024
$10,500,000
Rc Boatways Rd LLC
Shivam Sakhyam LLC
Special Warranty Deed
—
Dec 26, 2022
—
Vinod Patel
Maruti Properties LLC
Quit Claim Deed
related
—
Dec 26, 2022
$6,231,000
Shivam Sakhyam LLC
Maruti Properties LLC
Warranty Deed
—
Jan 6, 2010
$370,000
Maruti Properties LLC
La Hacienda Resorts II LP
Warranty Deed
$2,000,000 · Jpmorgan Chase Bank NA
Jul 14, 2005
$1,032,400
Lahacienda Resorts II
D75 LLC
Warranty Deed
—
—
—
Lahacienda Resorts II
—
Deed Of Trust
related
$6,100,000 · Suntrust Bank NA
—
—
Lahacienda Resorts II
—
Deed Of Trust
related
$250,000 · Suntrust Bank NA
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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