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Property profile & analytics
OFF-MARKET
Estimated value
$8,250,000
Warehouses
11560 Plantation Rd Fort Myers, FL 33966-1446
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-2252702
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2016
Construction
STEEL FRAME
Total area
26,548 SF
Lot
10.06 ac (437,996 SF)
Zoning code
C-2
APN
07-45-25-00-00004.0080
UPID
US18-2252702
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
-
Honey Bee RV Storage Ft Myers Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.46M
Blend (final)
Blend
$8.25M
Owner & transaction history
Plantation Fort Myers Rv LP · 3 yrs held
Plantation Fort Myers Rv LP
since 2023
Last sale
$9.5M
6 recorded transactions
Zoning & alternative use
C-2 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$9.5M
+127.3%
Office building
$7.4M
+76.5%
Medical building
$7.1M
+68.3%
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
$10,525,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$9,530,000
Change: +127% · Conversion: Difficult
OFFICE BUILDING
$7,400,000
Change: +77% · Conversion: Difficult
MEDICAL BUILDING
$7,055,000
Change: +68% · Conversion: Difficult
RETAIL STORES
$6,915,000
Change: +65% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,275,000
Change: +50% · Conversion: Moderate
Blend value · Realmo final
$8.25M
Range $7.43M – $9.08M · ±10% · vs last sale $9.47M (Apr 6 2023)
Last sale anchor
$9.47M
Apr 6 2023
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
$311 / 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
$78,918
Tax year 2023
Assessed value
$7,828,948
Assessed 2023
Previous assessed
$7,828,948
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$2,428,075
Assessed improvement
$5,400,873
Land market value
$2,428,075
Improvement market value
$5,400,873
Total market value
$7,828,948
Applied tax rate
47.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2016
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
7
Stories
1
Bathrooms
4
Total area
26,548 SF
Lot
10.06 ac (437,996 SF)
Zoning code
C-2
APN
07-45-25-00-00004.0080
UPID
US18-2252702
Jurisdiction
LEE
Zoning & alternative use
C-2 · Fort Myers, FL
Zoning C-2 · permitted uses
C-2 · 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
COMMERCIAL (GENERAL)
Est. value
$9.5M
OFFICE BUILDING
Est. value
$7.4M
MEDICAL BUILDING
Est. value
$7.1M
RETAIL STORES
Est. value
$6.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.3M
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
2016
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
7
Bathrooms
4
Lot
10.06 ac
Current owner
From public records · entity-resolved
Plantation Fort Myers Rv LP
Entity
Free & Clear · 3 yrs held
Mailing address
142 HAWLEY ST STE 3A, GRAYSLAKE, IL 60030-3653
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Oct 30, 2025
—
Plantation Fort Myers Rv LP
—
Deed
related
$17,000,000 · Northbrook Bank & Trust Co NA
Apr 6, 2023
$9,471,000
Plantation Fort Myers Rv LP
Bar N Ranch LLC
Warranty Deed
—
Apr 30, 2015
$3,289,000
Bar N Ranch LLC
Outdoor Storage Company INC
Special Warranty Deed
—
Oct 28, 2004
$1,960,000
Walter C Beaumont
Mak One LLC
Warranty Deed
$1,470,000 · Orion Bank
—
—
Walter C Beaumont
—
Deed Of Trust
related
$1,148,893 · Iberiabank
—
—
Walter C Beaumont
—
Loan Modification
related
$1,055,382 · Orion 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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