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Property profile & analytics
OFF-MARKET
Estimated value
$7,045,000
Golf courses & driving ranges
10870 Cypress Grv Dr Fort Myers, FL 33913
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-7468769
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
GOLF COURSE
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Lot
8.1 ac (352,836 SF)
Zoning code
SDA
APN
02-45-25-P2-00002.0010
UPID
US18-7468769
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
$6.94M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.05M
Owner & transaction history
Hgc Pelican Preserve LLC · 4 yrs held
Hgc Pelican Preserve LLC
since 2022
Last sale
$7.1M
6 recorded transactions
Zoning & alternative use
SDA · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$7,550,000
ML approach
$6,940,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$7.05M
Range $6.34M – $7.75M · ±10% · vs last sale $7.10M (Feb 11 2022)
Last sale anchor
$7.10M
Feb 11 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
—
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
$519
Tax year 2023
Assessed value
$30,740
Assessed 2023
Previous assessed
$24,300
+26.5% YoY
Effective rate
1.69%
On assessed value
Assessed land
$30,740
Land market value
$30,740
Total market value
$30,740
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
Golf courses & driving ranges
Use group
GOLF COURSE
Status
Off-Market
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
8.1 ac (352,836 SF)
Zoning code
SDA
APN
02-45-25-P2-00002.0010
UPID
US18-7468769
Jurisdiction
LEE
Zoning & alternative use
SDA · Fort Myers, FL
Zoning SDA · permitted uses
SDA · 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.
Building & site characteristics
From public records
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
8.1 ac
Current owner
From public records · entity-resolved
Hgc Pelican Preserve LLC
Entity
Free & Clear · 4 yrs held
Mailing address
13873 PARK CTR RD STE 203N, HERNDON, VA 20171-3223
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2022
$7,100,000
Hgc Pelican Preserve LLC
Wci Communities LLC
Special Warranty Deed
—
Feb 24, 2014
—
Wci Communities LLC
Bay Colony Gateway INC
Quit Claim Deed
related
—
Mar 25, 2002
$433,700
Murray Simon
Bay Colony-gateway INC
Grant Deed
$200,000 · Financial Resources Group INC
Jun 17, 1999
$11,308,400
Ckap Corp
Bay Colony-gateway INC
Grant Deed
$8,800,000 · Keystone Financial Bank NA
—
—
Wci Communities LLC
—
Deed Of Trust
related
$125,000,000 · Wilmington Trust Co
—
—
Murray Simon
—
Deed Of Trust
related
$196,600 · Abn Amro Mortgage Group INC
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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