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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Day care centers
10320 Gladiolus Dr Fort Myers, FL 33908-2615
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-3551545
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,964 SF
Lot
1.09 ac (47,300 SF)
Zoning code
TFC2
APN
32-45-24-01-0000D.0010
UPID
US18-3551545
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
-
walt church Church Mosque
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$570k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$617k
Blend (final)
Blend
$615k
Owner & transaction history
Praraz Builders LLC · 3 yrs held
Praraz Builders LLC
since 2022
Last sale
$615,000
7 recorded transactions
Zoning & alternative use
TFC2 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$860,000
+79.7%
Medical building
$790,000
+64.7%
Retail stores
$770,000
+61.4%
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
$655,000
ML approach
$570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$480,000
Current use
OFFICE BUILDING
$860,000
Change: +80% · Conversion: Difficult
MEDICAL BUILDING
$790,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$770,000
Change: +61% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$700,000
Change: +47% · Conversion: Difficult
WAREHOUSE, STORAGE
$640,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $615k (Dec 9 2022)
Last sale anchor
$615k
Dec 9 2022
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
$207 / 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
$8,194
Tax year 2023
Assessed value
$570,861
Assessed 2023
Previous assessed
$595,294
-4.1% YoY
Effective rate
1.44%
On assessed value
Assessed land
$179,740
Assessed improvement
$391,121
Land market value
$179,740
Improvement market value
$391,121
Total market value
$570,861
Applied tax rate
108.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Total area
2,964 SF
Lot
1.09 ac (47,300 SF)
Zoning code
TFC2
APN
32-45-24-01-0000D.0010
UPID
US18-3551545
Jurisdiction
LEE
Zoning & alternative use
TFC2 · Fort Myers, FL
Zoning TFC2 · permitted uses
TFC2 · 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$480,000
OFFICE BUILDING
Est. value
$860,000
MEDICAL BUILDING
Est. value
$790,000
RETAIL STORES
Est. value
$770,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$700,000
WAREHOUSE, STORAGE
Est. value
$640,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1960
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Lot
1.09 ac
Current owner
From public records · entity-resolved
Praraz Builders LLC
Entity
Free & Clear · 3 yrs held
Mailing address
4110 CTR POINTE DR STE #210, FORT MYERS, FL 33916-9424
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2022
$615,000
Praraz Builders LLC
The Heights Land Company INC
Warranty Deed
—
Jun 28, 2019
—
Heights Land Co INC
Gladiolus Learning & Dev Ctr I
Warranty Deed
related
—
Sep 28, 2018
$100
Heights Land Co INC
Learning,gladiolus
Warranty Deed
—
Apr 25, 2008
—
Lee County
Brightest Horizons Child Dev C
Warranty Deed
—
—
—
Horizons Child Dev C Brightest
—
Deed Of Trust
related
$50,000 · Sanibel Captiva Community Bank
—
—
Horizons Child Dev C Brightest
—
Deed Of Trust
related
$100,000 · Sanibel Captiva Community Bank
—
—
Horizons Child Dev C Brightest
—
Loan Modification
related
$250,000 · Sanibel Captiva Community Bank
—
—
Brightest Horizons Mission INC
—
Deed Of Trust
related
$50,000 · First Community Bank Sw Fl
—
—
Brightest Horizons Mission INC
—
Deed Of Trust
related
$50,000 · Sanibel Captiva Community Bank
—
—
Brightest Horizons Mission INC
—
Deed Of Trust
related
$50,000 · Sanibel Captiva Community 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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