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    11940 Orange River Blvd Fort Myers, FL 33905
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    Property profile & analytics

    11940 Orange River Blvd Fort Myers, FL 33905

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    • Commercial real estate
    • 27.86 lot acres
    Off-Market
    Property ID
    US18-0725855
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 11940 Orange River Blvd

    Lot size
    27.86 lot acres
    Property type
    Commercial real estate
    APN
    01-44-25-L3-00005.0000 and 01-44-25-L3-00005.000A

    Description

    This exceptional 27.86-acre property in Lee County, Florida, presents a unique dual-use opportunity. Located at 11940 Orange River Blvd, Fort Myers, FL 33905 (APN: 01-44-25-L3-00005.0000 and 01-44-25-L3-00005.0000A), this land is zoned AG-2, allowing for both agricultural and residential development. The property boasts a recently constructed (2024) pole barn, a one-acre pond, and existing graded roadways. Fencing encloses the entire perimeter and further divides sections internally. Conveniently situated 2.6 miles from I-75 (Exit 141), this location offers easy access to major roadways and amenities. Proximity to The Forum (7.1 miles), Downtown Fort Myers (8 miles), North Fort Myers (9.2 miles), Lee Memorial Hospital (9.7 miles), and Cape Coral (18.8 miles) enhances its appeal. An approved Development Order and Permit for a 17-lot single-family subdivision is already in place, providing a streamlined path to development for a residential project. Alternatively, the property is well-suited for a single-family estate. The asking price is $2,895,000. This presents a compelling investment opportunity in a rapidly growing area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.760341003136
    Latitude
    26.676854039654

    Comparable in this City

    • New
      $2,950,000
      40.00 Acres

      40 Acres with River Access

      Land with income, river access, and development potential.
      11301 Long Rd, Fort Myers, FL 33905
      View Details
    • $55,000
      0.30 Acres

      Duplex-Zoned Lot in Growing Neighborhood

      Premium duplex-zoned lot in a rapidly growing Fort Myers neighborhood.
      3848-3850 Hillandale St, Fort Myers, FL 33905
      View Details
    • $2,800,000
      9.80 Acres

      Glenwood Development: Fort Myers Land

      9.8 Acres, 144-Unit Potential
      621 Ortiz Ave, Fort Myers, FL 33905
      View Details
    • $150,000
      0.12 Acres

      Waterfront Lot in 55+ Community

      Cleared lot in a 55+ waterfront community with amenities.
      324 Shoreland Dr, Fort Myers, FL 33905
      View Details
    • $54,999
      0.36 Acres

      Duplex Lot in Buckingham Farms

      Oversized corner lot ready for duplex construction near amenities.
      6008/6010 Lacota Ave, Fort Myers, FL 33905
      View Details

    Similar Nearby for Sale

    • New
      $2,950,000
      40.00 Acres

      40 Acres with River Access

      Land with income, river access, and development potential.
      11301 Long Rd, Fort Myers, FL 33905
      View Details
    • $55,000
      0.30 Acres

      Duplex-Zoned Lot in Growing Neighborhood

      Premium duplex-zoned lot in a rapidly growing Fort Myers neighborhood.
      3848-3850 Hillandale St, Fort Myers, FL 33905
      View Details
    • $2,800,000
      9.80 Acres

      Glenwood Development: Fort Myers Land

      9.8 Acres, 144-Unit Potential
      621 Ortiz Ave, Fort Myers, FL 33905
      View Details
    • $150,000
      0.12 Acres

      Waterfront Lot in 55+ Community

      Cleared lot in a 55+ waterfront community with amenities.
      324 Shoreland Dr, Fort Myers, FL 33905
      View Details

    Similar Nearby for Lease

    • New
      $4,300 /Mo
      174,240 SF

      Fort Myers Commercial Warehouse Space

      4,000 sq ft warehouse with office and loft space.
      6830 Buckingham Rd, Fort Myers, FL 33905
      View Details
    • $34,250

      Fort Myers Industrial Land Lease

      Versatile industrial land for lease in Fort Myers, Florida.
      9039 High Cotton Ln, Fort Myers, FL 33905
      View Details
    • Contact for pricing

      Commercial Pad Site For Rent

      0.95 AC pad site near future Amazon fulfillment center.
      2380 Champion Ring Rd, Fort Myers, FL 33905
      View Details
    • $34,250

      Industrial Land Lease Opportunity

      8-acre industrial land for lease, ideal for storage/parking.
      9039 High Cotton Ln, Fort Myers, FL 33905
      View Details
    • Contact for pricing

      Retail Space For Sublease

      Retail space available for sublease in Fort Myers, Florida.
      14600 Palm Beach Blvd, Fort Myers, FL 33905
      View Details
    • Contact for pricing

      Benchmark Area Flex Space

      Flex space in Benchmark area with office and drive-in doors.
      1681 Benchmark Ave, Fort Myers, FL 33905
      View Details
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    11940 Orange River Blvd
    Fort Myers, FL 33905
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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