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FOR SALE
Office buildings
10191 Stringfellow Rd St James City, FL 33956
Trust Owned
7-yr Hold
Free & Clear
Property ID
US18-0206591
For Sale
1 / 47
$1,400,000
10191 Stringfellow Rd, St James City, FL 33956
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Property summary
AI-generated overview
This exceptional turn-key business opportunity in St. James City, Florida, is situated on a 0.91-acre lot at 10191 Stringfellow Road, Lee County, zip code 33956. The asking price is $1,400,000. This established frozen yogurt and gift shop boasts a loyal customer base and has demonstrated consistent profitability, even recovering strongly after a major hurricane. The business offers a unique product line featuring a healthier alternative to traditional ice cream, appealing to health-conscious consumers. The menu includes frozen yogurt from three machines, Deconna Ice Cream (a 75-year-old Tampa brand), hot dogs, paninis, smoothies, and boba tea. The sale includes all necessary equipment, a fully furnished food prep area, and a custom tropical bar, allowing for immediate operation. The attractive dining area enhances customer comfort and experience. The property's central location on Pine Island ensures high visibility and accessibility. This is a rare chance to acquire a thriving business with significant growth potential. A detailed inventory of included items is available upon request. The motivated seller invites serious offers.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Construction
FRAME
Total area
4,007 SF
Lot
0.91 ac (39,640 SF)
Zoning code
CPD
APN
28-44-22-00-00028.0020
UPID
US18-0206591
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
-
Island Design Kitchens Inc General Contractor Renovation Specialist
-
FedEx Drop Box Postal Service Courier Service
-
Jarvis & Associates PA Law Firm
-
Edward Jones - Financial Advisor: DJ Rossi Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$1.33M
Blend (final)
Blend
$1.12M
Owner & transaction history
Watt,barbara M Trust · 7 yrs held
Watt,barbara M Trust
since 2019
7 recorded transactions
Zoning & alternative use
CPD · Saint James City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+18.0%
Retail stores
$1.3M
+8.5%
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 St James City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs St James City 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,225,000
6.5%
$1,130,000
7%
$1,050,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,160,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,370,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,260,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$1,145,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.12M
Range $1.01M – $1.23M · ±10%
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
$280 / 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
$11,470
Tax year 2023
Assessed value
$888,918
Assessed 2023
Previous assessed
$626,564
+41.9% YoY
Effective rate
1.29%
On assessed value
Assessed land
$148,885
Assessed improvement
$740,033
Land market value
$148,885
Improvement market value
$740,033
Total market value
$888,918
Applied tax rate
7.0000
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
For Sale
Year built
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,007 SF
Lot
0.91 ac (39,640 SF)
Zoning code
CPD
APN
28-44-22-00-00028.0020
UPID
US18-0206591
Jurisdiction
LEE
Zoning & alternative use
CPD · Saint James City, FL
Zoning CPD · permitted uses
CPD · Saint James City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint James City. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
MEDICAL BUILDING
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
2006
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.91 ac
Current owner
From public records · entity-resolved
Watt,barbara M Trust
Trust
Free & Clear · 7 yrs held
Mailing address
604 SW 35TH PL, CAPE CORAL, FL 33991-1698
Ownership since
2019
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 31, 2022
—
Stringfellow LLC
—
Deed
related
$444,000 · Sanibel Captiva Community Bank
Jun 5, 2019
$100
Watt,barbara M Trust
Rossi,nancy O
Correction Deed
related
—
Jun 5, 2019
—
Stringfellow LLC
—
Deed
related
$224,000 · Sanible Capital Community Bank
Feb 14, 2019
$113,500
Multigenerational,b M W Trust
Sylver,adrienne W
Warranty Deed
—
May 28, 2010
—
Robert W Biggs JR
Kenneth Cox
Warranty Deed
$375,000 · Bank Of America NA
Aug 1, 2003
$158,000
Biggs,robert W Tr
Overton,tr
Grant Deed
—
—
—
Robert W Biggs JR.
—
Deed Of Trust
related
$308,441 · Fifth Third 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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