Trust Owned Property summary
AI-generated overview
This property is a small bay commercial unit with a total area of 1,000 sq. ft., including 242 sq. ft. of office space and 738 sq. ft. of warehouse space. The office area is equipped with HVAC. The warehouse has a 10’ x 10’ overhead door and 12’ ceiling heights. The unit includes two designated parking spaces and is located just off San Carlos Blvd within a commercial area, providing access suitable for business use and potential expansion.
Property profile
Verified
Property type
Other warehouses
Use group
WAREHOUSE, STORAGE
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,648 SF
Lot
0.72 ac (31,189 SF)
Zoning code
C-1A
APN
06-46-24-00-00003.1010
UPID
US18-4158215
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Construction Company General Contractor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$885k
Comparable Approach
Comparable
$1.09M
Blend (final)
Blend
$250k
Owner & transaction history
since 2015
2 recorded transactions
Zoning & alternative use
C-1A · Fort Myers, FL
Top alternative use upside
Medical building
$1.5M
+22.8%
Retail stores
$1.5M
+20.3%
Neighborhood: shopping center
$1.3M
+9.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$250k
Value range
$225k – $275k
±10% around blend
Estimated value / SF
$44 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$225k
blend $250k
$275k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,648 SF
Lot area
0.72 ac
Year built
1980
Stories
1
APN
06-46-24-00-00003.1010
Zoning
C-1A
Assessed value
$651,383
Annual tax
$5,989
3
Income approach: direct capitalization
Partial preview
Income approach indication
$885k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$960k
@ 6.5% CAP return
$885k
@ 7% CAP return
$825k
4
Sales comparison
Partial preview
Sales approach indication
$1.49M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.6 mi away · 4,648 SF
8.8 mi away · 6,444 SF
8.8 mi away · 4,000 SF
9.8 mi away · 7,000 SF
9.8 mi away · 7,000 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$250k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 59 sales
$216
-80%
Submarket 498 sales
$190
-77%
County 735 sales
$205
-78%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $44/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Medical Building
Gross theoretical uplift
+23%
vs current-use indication
Retail Stores
Neighborhood: Shopping Center
Warehouse, Storage · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$651k
Move the market yield to see immediate price impact.
Value / SF
$115
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$41k
$821k
$586k
$456k
$46k
$912k
$651k
$507k
$50k
$1.00M
$717k
$557k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$815k
6.5 mi · Sep 2025 · $204/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$5,989
Tax year 2023
Assessed value
$651,383
Assessed 2023
Previous assessed
$421,019
+54.7% YoY
Effective rate
0.92%
On assessed value
Assessed land
$213,395
Assessed improvement
$437,988
Land market value
$213,395
Improvement market value
$437,988
Total market value
$651,383
Applied tax rate
68.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
7
Total area
5,648 SF
Lot
0.72 ac (31,189 SF)
Zoning code
C-1A
APN
06-46-24-00-00003.1010
UPID
US18-4158215
Jurisdiction
LEE
Zoning & alternative use
C-1A · Fort Myers, FLZoning C-1A · permitted uses
C-1A · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1980
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
7
Lot
0.72 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-1A
Jurisdiction
Fort Myers, FL
Recorded code
C-1A
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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