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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Community centers
11821 Palm Bch Blvd 861 Fort Myers, FL 33905-5908
Entity Owned
11-yr Hold
~
Est. High Equity
Property ID
US18-2316334
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,600 SF
Lot
9.85 ac (429,193 SF)
Zoning code
MPD
APN
36-43-25-05-0000A.0000
UPID
US18-2316334
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
-
Metro by T-Mobile Mobile Phone Store Electronics & Wireless Store
-
John Mina, DPM - Associates in Medicine & Surgery Physician
-
Patrick Martyka, DPM - Associates in Medicine & Surgery Physician
-
Goodwill Attended Donation Center - Verandah Charitable Organization Social Service Agency
-
Verandah Cleaners (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$785k
CAP Approach
CAP
$880k
Comparable Approach
Comparable
$541k
Blend (final)
Blend
$900k
Owner & transaction history
Psm Shops At Verandah LLC · 11 yrs held
Psm Shops At Verandah LLC
since 2015
4 recorded transactions
Zoning & alternative use
MPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+51.8%
Office building
$985,000
+15.8%
Medical building
$955,000
+12.4%
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
$785,000
CAP Approach
CAP Return
Estimation
6%
$955,000
6.5%
$880,000
7%
$815,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$850,000
Current use
COMMERCIAL (GENERAL)
$1,290,000
Change: +52% · Conversion: Easy
OFFICE BUILDING
$985,000
Change: +16% · Conversion: Moderate
MEDICAL BUILDING
$955,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$935,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$890,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$250 / 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
$168,183
Tax year 2023
Assessed value
$12,537,946
Assessed 2023
Previous assessed
$13,417,974
-6.6% YoY
Effective rate
1.34%
On assessed value
Assessed land
$6,018,144
Assessed improvement
$6,519,802
Land market value
$6,018,144
Improvement market value
$6,519,802
Total market value
$12,537,946
Applied tax rate
66.0000
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
4
Stories
1
Total area
3,600 SF
Lot
9.85 ac (429,193 SF)
Zoning code
MPD
APN
36-43-25-05-0000A.0000
UPID
US18-2316334
Jurisdiction
LEE
Zoning & alternative use
MPD · Fort Myers, FL
Zoning MPD · permitted uses
MPD · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$850,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
OFFICE BUILDING
Est. value
$985,000
MEDICAL BUILDING
Est. value
$955,000
RETAIL STORES
Est. value
$935,000
WAREHOUSE, STORAGE
Est. value
$890,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Lot
9.85 ac
Current owner
From public records · entity-resolved
Psm Shops At Verandah LLC
Entity
Mailing address
PO BOX 32018, LAKELAND, FL 33802-2018
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2015
$14,400,000
Psm Shops At Verandah LLC
11821 Palm Beach LLC
Grant Deed
—
Dec 29, 2010
$9,500,000
11821 Palm Beach LLC
Shops At Verandah Ltd
Grant Deed
—
Dec 10, 2004
$3,705,300
Shops At Verandah Ltd
Owner Name Unavailable
Grant Deed
related
—
—
—
11821 Palm Beach LLC
—
Deed Of Trust
related
$6,000,000 · John Hancock Life Insurance Co
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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