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Property profile & analytics
OFF-MARKET
Estimated value
$2,160,000
Office buildings
11595 Kelly Rd Fort Myers, FL 33908-2572
Entity Owned
15-yr Hold
Free & Clear
Property ID
US18-2023943
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1982
Construction
FRAME
Total area
7,988 SF
Lot
1.99 ac (86,683 SF)
Zoning code
C-1A
APN
06-46-24-00-00003.1100
UPID
US18-2023943
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
-
The Mustard Factory Food Processing Plant Factory
-
Accurate Time Computer & Electronic Repair
-
Ellie Sandler Well Kneaded Massage Therapy Alternative Medicine Practice Spa & Massage Center
-
Raymack Diagnostic Imaging Inc Medical Clinic
-
National Mortgage Staffing Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.26M
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$2.16M
Owner & transaction history
Kelly Carlos Investments LLC · 15 yrs held
Kelly Carlos Investments LLC
since 2010
5 recorded transactions
Zoning & alternative use
C-1A · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.9M
+23.7%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,440,000
6.5%
$2,255,000
7%
$2,090,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,315,000
Current use
COMMERCIAL (GENERAL)
$2,865,000
Change: +24% · Conversion: Easy
MEDICAL BUILDING
$2,125,000
Change: -8% · Conversion: Easy
RETAIL STORES
$2,080,000
Change: -10% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,890,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$2.16M
Range $1.94M – $2.38M · ±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
$270 / 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
$19,239
Tax year 2023
Assessed value
$2,342,650
Assessed 2023
Previous assessed
$1,663,418
+40.8% YoY
Effective rate
0.82%
On assessed value
Assessed land
$1,028,407
Assessed improvement
$1,314,243
Land market value
$1,028,407
Improvement market value
$1,314,243
Total market value
$2,342,650
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1982
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
7,988 SF
Lot
1.99 ac (86,683 SF)
Zoning code
C-1A
APN
06-46-24-00-00003.1100
UPID
US18-2023943
Jurisdiction
LEE
Zoning & alternative use
C-1A · Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · 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
OFFICE BUILDING Current
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.1M
RETAIL STORES
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1982
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
1.99 ac
Current owner
From public records · entity-resolved
Kelly Carlos Investments LLC
Entity
Free & Clear · 15 yrs held
Mailing address
11595 KELLY RD #207, FORT MYERS, FL 33908-2572
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2025
—
Kelly Carlos Investments LLC
—
Deed
related
$1,150,000 · Anil Bansal Etux
Aug 23, 2010
$700,000
Kelly Carlos Investments LLC
11595 Kelly Road Holdings LLC
Grant Deed
—
Dec 22, 2009
—
11595 Kelly Road Holdings LLC
Kelly Carlos Offices L Coc
Quit Claim Deed
related
—
Oct 7, 2005
$2,425,000
Kelly Carlos Offices LLC
Kelly Carlos Rentals LLC
Warranty Deed
$1,682,000 · Gmac Commercial Mortgage Bank
Mar 9, 2004
$1,700,000
Kelly Carlos Rentals LLC
Sunset Concepts LLC
Grant Deed
$1,275,000 · First National Bank Florida
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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