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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Office buildings
1149 Periwinkle Way 3 Sanibel, FL 33957-4701
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-5089459
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Total area
1,406 SF
Lot
0.03 ac (1,414 SF)
APN
19-46-23-T3-01200.0003
UPID
US18-5089459
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
-
John Naumann & Associates Real Estate Agency
-
N (Bike/Boat/Book/etc) Store
-
Sea Oats Day Spa Alternative Medicine Practice Spa & Massage Center
-
This business is no longer open or taking clients. Please call Sanibel Day Spa for island spa needs. (Bike/Boat/Book/etc) Store
-
Beach house day spa no longer open (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
$395k
Comparable Approach
Comparable
$631k
Blend (final)
Blend
$625k
Owner & transaction history
Aloia LLC · 2 yrs held
Aloia LLC
since 2024
Last sale
$625,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$990,000
+143.4%
Commercial (general)
$875,000
+114.4%
Neighborhood: shopping center
$480,000
+18.0%
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 Sanibel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanibel 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
$625,000
ML approach
$625,000
CAP Approach
CAP Return
Estimation
6%
$430,000
6.5%
$395,000
7%
$370,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$405,000
Current use
AUTO REPAIR, GARAGE
$990,000
Change: +143% · Conversion: Difficult
COMMERCIAL (GENERAL)
$875,000
Change: +114% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$480,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$440,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$400,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $625k (May 29 2024)
Last sale anchor
$625k
May 29 2024
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
$445 / 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
$7,303
Tax year 2023
Assessed value
$590,650
Assessed 2023
Previous assessed
$590,650
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed improvement
$590,650
Improvement market value
$590,650
Total market value
$590,650
Applied tax rate
10.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Status
Off-Market
Year built
1981
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,406 SF
Lot
0.03 ac (1,414 SF)
APN
19-46-23-T3-01200.0003
UPID
US18-5089459
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
$405,000
AUTO REPAIR, GARAGE
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$480,000
RETAIL STORES
Est. value
$440,000
MEDICAL BUILDING
Est. value
$400,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1981
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.03 ac
Current owner
From public records · entity-resolved
Aloia LLC
Entity
Mailing address
2010 WILD LIME DR, SANIBEL, FL 33957-2406
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2024
$625,000
Aloia LLC
Thomas Plumb
Warranty Deed
—
Sep 13, 2021
$415,000
Thomas Plumb
Lr Holdings North INC
Warranty Deed
$332,000 · Sanibel Captiva Community Bank
Apr 18, 2017
—
Lr Holdings North INC
—
Deed
related
$200,494 · Bank Of The Ozarks
Jun 9, 2015
$310,000
Lr Holdings North INC
Falky Properties LLC
Warranty Deed
$209,528 · Bank Of The Ozarks
Apr 3, 2012
$299,000
Falky Properties LLC
Main West INC
Warranty Deed
—
—
—
Falky Properties LLC
—
Deed Of Trust
related
$224,000 · Intervest National Bank
—
—
Ptshp Naumann
—
Deed Of Trust
related
$986,664 · Capital City Bank
—
—
Lr Holdings North INC
—
Loan Modification
related
$200,494 · Bank Of The Ozarks
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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