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Property profile & analytics
OFF-MARKET
Estimated value
$2,400,000
Distribution centers
10089 Amberwood Rd Fort Myers, FL 33913-8502
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-3172905
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1993
Construction
STEEL FRAME
Total area
14,760 SF
Lot
1.76 ac (76,709 SF)
Zoning code
IL
APN
14-45-25-01-0000A.0020
UPID
US18-3172905
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
-
DHL Express Service Point Fort Myers Shipping Company Freight Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.40M
CAP Approach
CAP
$2.32M
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.40M
Owner & transaction history
Dhl Express USA INC · 2 yrs held
Dhl Express USA INC
since 2024
Last sale
$2.4M
6 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.9M
+25.3%
Retail stores
$3.8M
+22.7%
Neighborhood: shopping center
$3.5M
+11.4%
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
$2,400,000
ML approach
$2,400,000
CAP Approach
CAP Return
Estimation
6%
$2,510,000
6.5%
$2,315,000
7%
$2,150,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,130,000
Current use
MEDICAL BUILDING
$3,925,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$3,845,000
Change: +23% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,490,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$2.40M
Range $2.16M – $2.64M · ±10% · vs last sale $2.40M (Jan 3 2024)
Last sale anchor
$2.40M
Jan 3 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
$163 / 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
$16,264
Tax year 2023
Assessed value
$1,164,986
Assessed 2023
Previous assessed
$1,126,252
+3.4% YoY
Effective rate
1.40%
On assessed value
Assessed land
$385,478
Assessed improvement
$779,508
Land market value
$385,478
Improvement market value
$779,508
Total market value
$1,164,986
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1993
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
2
Total area
14,760 SF
Lot
1.76 ac (76,709 SF)
Zoning code
IL
APN
14-45-25-01-0000A.0020
UPID
US18-3172905
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FL
Zoning IL · permitted uses
IL · 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
WAREHOUSE, STORAGE Current
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$3.9M
RETAIL STORES
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1993
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.76 ac
Current owner
From public records · entity-resolved
Dhl Express USA INC
Entity
Free & Clear · 2 yrs held
Mailing address
1210 S PNE IS RD, PLANTATION, FL 33324-4402
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 3, 2024
$2,400,000
Dhl Express USA INC
Hendry Street LLC
Special Warranty Deed
—
Jul 11, 2022
$1,380,000
Hendry Street LLC
Stoner Manor Properties II LLC
Warranty Deed
—
Dec 27, 2017
$825,000
Stoner-manor Properties II LLC
Sarafis LLC
Warranty Deed
related
$660,000 · Mercantile Bk/mi
Jul 14, 2011
—
Sarafis LLC
Sarafis Eleanore E Trust
Quit Claim Deed
—
Jul 7, 2008
—
Sarafis Eleanore E Trust
Sarafis,eleanore
Quit Claim Deed
related
—
Jul 9, 2007
—
Chris Sarafis
Sarafis C A Trust
Quit Claim Deed
related
—
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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