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Property profile & analytics
OFF-MARKET
Estimated value
$3,545,000
Drug stores
12041 Palm Bch Blvd Fort Myers, FL 33905-4807
Individually Owned
21-yr Hold
~
Est. High Equity
Property ID
US18-3688869
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,065 SF
Lot
2.36 ac (102,760 SF)
Zoning code
MPD
APN
31-43-26-13-0000B.0000
UPID
US18-3688869
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Ikechukwu V. Ezenwa, PharmD Pharmacy
-
Patricia Oldis, PharmD Pharmacy
-
LibertyX Bitcoin ATM Atm
-
Redbox Cinema (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.24M
Comparable Approach
Comparable
$3.69M
Blend (final)
Blend
$3.55M
Owner & transaction history
Shops At Verandah II Ltd · 21 yrs held
Shops At Verandah II Ltd
since 2005
2 recorded transactions
Zoning & alternative use
MPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.8M
+37.8%
Office building
$4.4M
+5.2%
Medical building
$4.3M
+2.1%
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%
$3,510,000
6.5%
$3,240,000
7%
$3,010,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,185,000
Current use
COMMERCIAL (GENERAL)
$5,765,000
Change: +38% · Conversion: Easy
OFFICE BUILDING
$4,400,000
Change: +5% · Conversion: Easy
MEDICAL BUILDING
$4,270,000
Change: +2% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,980,000
Change: -5% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,800,000
Change: -9% · Conversion: Moderate
Blend value · Realmo final
$3.55M
Range $3.19M – $3.90M · ±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
$221 / 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
$47,513
Tax year 2023
Assessed value
$4,840,085
Assessed 2023
Previous assessed
$4,896,815
-1.2% YoY
Effective rate
0.98%
On assessed value
Assessed land
$2,753,351
Assessed improvement
$2,086,734
Land market value
$2,753,351
Improvement market value
$2,086,734
Total market value
$4,840,085
Applied tax rate
235.0000
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
16,065 SF
Lot
2.36 ac (102,760 SF)
Zoning code
MPD
APN
31-43-26-13-0000B.0000
UPID
US18-3688869
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
RETAIL STORES Current
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$5.8M
OFFICE BUILDING
Est. value
$4.4M
MEDICAL BUILDING
Est. value
$4.3M
WAREHOUSE, STORAGE
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.36 ac
Current owner
From public records · entity-resolved
Shops At Verandah II Ltd
Individual
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2005
$1,750,000
Shops At Verandah II Ltd
Verandah Dev LLC
Warranty Deed
$1,400,000 · Verandah Dev LLC
—
—
Shops At Verandah II Ltd
—
Deed Of Trust
related
$3,435 · Wells Fargo Bk Northwest (te)
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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