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Property profile & analytics
OFF-MARKET
Estimated value
$2,395,000
Office buildings
10181 Ben C 6th Mile Cypress Pkwy Ste A Fort Myers, FL 33966-6401
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-7720144
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
10,000 SF
Lot
0.32 ac (14,031 SF)
APN
04-45-25-P2-2600A.00A0
UPID
US18-7720144
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.57M
CAP Approach
CAP
$2.82M
Comparable Approach
Comparable
$3.16M
Blend (final)
Blend
$2.40M
Owner & transaction history
Olde Florida Property Holdings LLC · 3 yrs held
Olde Florida Property Holdings LLC
since 2022
Last sale
$2.0M
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.6M
+28.7%
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
$2,705,000
ML approach
$2,570,000
CAP Approach
CAP Return
Estimation
6%
$3,055,000
6.5%
$2,820,000
7%
$2,620,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,790,000
Current use
COMMERCIAL (GENERAL)
$3,590,000
Change: +29% · Conversion: Easy
MEDICAL BUILDING
$2,660,000
Change: -5% · Conversion: Easy
RETAIL STORES
$2,605,000
Change: -7% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$2,365,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.40M
Range $2.16M – $2.63M · ±10% · vs last sale $2.00M (Jan 3 2020)
Last sale anchor
$2.00M
Jan 3 2020
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
$240 / 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
$28,513
Tax year 2023
Assessed value
$2,557,795
Assessed 2023
Previous assessed
$2,383,536
+7.3% YoY
Effective rate
1.11%
On assessed value
Assessed improvement
$2,557,795
Improvement market value
$2,557,795
Total market value
$2,557,795
Applied tax rate
90.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Bathrooms
4
Total area
10,000 SF
Lot
0.32 ac (14,031 SF)
APN
04-45-25-P2-2600A.00A0
UPID
US18-7720144
Jurisdiction
LEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$3.6M
MEDICAL BUILDING
Est. value
$2.7M
RETAIL STORES
Est. value
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.32 ac
Current owner
From public records · entity-resolved
Olde Florida Property Holdings LLC
Entity
Mailing address
10181 BEN C 6TH MILE CYPRESS PKWY, FORT MYERS, FL 33966-6401
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2022
—
Olde Florida Property Holdings LLC
—
Deed
related
$225,000 · Pinnacle Bank
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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