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Property profile & analytics
OFF-MARKET
Estimated value
$17,200,000
Community centers
11600 Gladiolus Dr Fort Myers, FL 33908-4567
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-8517869
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1996
Construction
STEEL FRAME
Total area
10,511 SF
Lot
10.6 ac (461,736 SF)
Zoning code
CPD
APN
31-45-24-00-00009.0030
UPID
US18-8517869
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
-
Gladiolus Gateway Shopping Center & Mall
-
Publix Pharmacy at Gladiolus Gateway Pharmacy
-
Coast Dental Dental Office
-
Dr. Manuel Rodriguez Dental Office
-
Bentsi-Enchill Flora B DDS Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$17.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$17.20M
Owner & transaction history
Real Sub LLC · 1 yrs held
Real Sub LLC
since 2024
Last sale
$17.2M
3 recorded transactions
Zoning & alternative use
CPD · 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
$17,200,000
ML approach
$17,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$17.20M
Range $15.48M – $18.92M · ±10% · vs last sale $17.20M (Aug 30 2024)
Last sale anchor
$17.20M
Aug 30 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
$1,636 / 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
$132,216
Tax year 2023
Assessed value
$9,951,462
Assessed 2023
Previous assessed
$9,951,462
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$5,370,913
Assessed improvement
$4,580,549
Land market value
$5,370,913
Improvement market value
$4,580,549
Total market value
$9,951,462
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1996
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
10,511 SF
Lot
10.6 ac (461,736 SF)
Zoning code
CPD
APN
31-45-24-00-00009.0030
UPID
US18-8517869
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FL
Zoning CPD · permitted uses
CPD · 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
Year built
1996
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
10.6 ac
Current owner
From public records · entity-resolved
Real Sub LLC
Entity
Free & Clear · 1 yrs held
Mailing address
7 PO BOX 407, LAKELAND, FL 33802-0407
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2024
$17,200,000
Real Sub LLC
Gladiolus Gateway LLC
Special Warranty Deed
—
Jun 6, 2017
—
Pr II Gladiolus Gateway LLC
Prudential Ins Co Of America
Grant Deed
—
Sep 26, 2008
—
Prudential Ins Co Of America
—
Trustees Deed
related
$4,000,000 · J P Morgan Chase 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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