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Property profile & analytics
OFF-MARKET
Estimated value
$18,930,000
Hotels
11281 Summerlin Sq Dr Fort Myers Beach, FL 33931-5367
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-8172584
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2001
Construction
CONCRETE
Total area
22,186 SF
Lot
4.11 ac (179,032 SF)
Zoning code
CPD
APN
07-46-24-00-00005.0010
UPID
US18-8172584
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
-
Hampton Inn & Suites Fort Myers Beach/Sanibel Gateway Hotel & Motel
-
Everglades Day Safari & Captain Bob's Excellent Adventure (Reservation Required) Tour Operator (Bike/Boat/Book/etc) Store
-
Suncoast Arena Gym & Fitness Center Sports Field & Court
-
Walmart Photo Center (Bike/Boat/Book/etc) Store
-
ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$20.66M
Blend (final)
Blend
$18.93M
Owner & transaction history
Ahp Lp7 Ft Myers LLC · 9 yrs held
Ahp Lp7 Ft Myers LLC
since 2017
4 recorded transactions
Zoning & alternative use
CPD · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$20.8M
+73.8%
Auto repair, garage
$15.6M
+30.9%
Restaurant
$12.8M
+7.4%
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$11,955,000
Current use
COMMERCIAL (GENERAL)
$20,775,000
Change: +74% · Conversion: Difficult
AUTO REPAIR, GARAGE
$15,640,000
Change: +31% · Conversion: Difficult
RESTAURANT
$12,835,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$18.93M
Range $17.04M – $20.82M · ±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
$853 / 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
$57,291
Tax year 2023
Assessed value
$3,580,642
Assessed 2023
Previous assessed
$12,954,319
-72.4% YoY
Effective rate
1.60%
On assessed value
Assessed land
$3,580,632
Assessed improvement
$10
Land market value
$3,580,632
Improvement market value
$10
Total market value
$3,580,642
Applied tax rate
68.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2001
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
4
Bathrooms
120
Total area
22,186 SF
Lot
4.11 ac (179,032 SF)
Zoning code
CPD
APN
07-46-24-00-00005.0010
UPID
US18-8172584
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers Beach, FL
Zoning CPD · permitted uses
CPD · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$12.0M
COMMERCIAL (GENERAL)
Est. value
$20.8M
AUTO REPAIR, GARAGE
Est. value
$15.6M
RESTAURANT
Est. value
$12.8M
HOTEL/MOTEL Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
RESTAURANT
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
2001
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
4
Bathrooms
120
Lot
4.11 ac
Current owner
From public records · entity-resolved
Ahp Lp7 Ft Myers LLC
Entity
Free & Clear · 9 yrs held
Mailing address
14643 DALLAS PKWY, DALLAS, TX 75254-7410
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 18, 2017
$1,900,000
Ahp Lp7 Ft Myers LLC
Lvp Hmi Ft Myers LLC
Warranty Deed
—
Oct 6, 2014
$9,425,000
Lvp Hmi Ft Myers LLC
Summerlin Square LLC
Grant Deed
—
Nov 1, 2012
$4,567,500
Summerlin Square LLC
Iq16-11281 Summerlin Sq Drive
Grant Deed
—
Jul 5, 2007
$10,400,000
Summerlin Square LLC
Summerlin Gateway LLC
Special Warranty Deed
$8,750,000 · Morgan Stanley Mortgage Capital Hol
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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