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Property profile & analytics
FOR SALE
Warehouses
12090 Metro Pkwy Fort Myers, FL 33966
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-1457130
For Sale
1 / 46
$4,300,000
12090 Metro Pkwy, Fort Myers, FL 33966
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
STEEL FRAME
Total area
16,000 SF
Lot
2.28 ac (99,532 SF)
Zoning code
IL
APN
18-45-25-00-00005.0050
UPID
US18-1457130
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
-
Taylor True Value Rental. Rental Equipment Company
-
Physicians For Quality Care Medical Clinic
-
Stinson Garage Door INC Building Supply General Contractor
-
Creative Events & Rentals Event Planning Wedding Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.51M
Comparable Approach
Comparable
$3.24M
Blend (final)
Blend
$2.52M
Owner & transaction history
Snow Mass Property LLC · 9 yrs held
Snow Mass Property LLC
since 2017
7 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.2M
+64.9%
Neighborhood: shopping center
$3.8M
+49.8%
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%
$2,720,000
6.5%
$2,510,000
7%
$2,330,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,525,000
Current use
RETAIL STORES
$4,165,000
Change: +65% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$3,785,000
Change: +50% · Conversion: Moderate
Blend value · Realmo final
$2.52M
Range $2.26M – $2.77M · ±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
$157 / 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
$32,585
Tax year 2023
Assessed value
$2,830,366
Assessed 2023
Previous assessed
$1,915,298
+47.8% YoY
Effective rate
1.15%
On assessed value
Assessed land
$901,120
Assessed improvement
$1,929,246
Land market value
$901,120
Improvement market value
$1,929,246
Total market value
$2,830,366
Applied tax rate
47.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Sale
Year built
1988
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Bathrooms
3
Total area
16,000 SF
Lot
2.28 ac (99,532 SF)
Zoning code
IL
APN
18-45-25-00-00005.0050
UPID
US18-1457130
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FL
Zoning IL · permitted uses
IL · 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
WAREHOUSE, STORAGE Current
Est. value
$2.5M
RETAIL STORES
Est. value
$4.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.8M
WAREHOUSE, STORAGE Current
RETAIL STORES
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
1988
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
3
Lot
2.28 ac
Current owner
From public records · entity-resolved
Snow Mass Property LLC
Entity
Mailing address
12090 METRO PKWY, FORT MYERS, FL 33966-8365
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2017
$1,750,000
Snow Mass Property LLC
Yellowstone Property Developers LLC
Warranty Deed
—
Feb 9, 2004
$1,191,200
Yellowstone Property Developer
Ayoub,debra R
Grant Deed
$1,000,000 · Atlantic States Bank
Dec 13, 2001
$567,700
Debra R Ayoub
Reubenlee Corp
Grant Deed
—
Dec 30, 1996
—
Reubenlee Corp INC
—
Trustees Deed
related
$721,000 · Cape Coral National Bank
Oct 1, 1994
$800,000
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
$637,000 · Amsouth Bk/fl
—
—
Reubenlee Corp INC
—
Deed Of Trust
related
$101,105 · First National Bank
—
—
Yellowstone Prop Developers Ll
—
Loan Modification
related
—
—
—
Yellowstone Prop Developers Ll
—
Deed Of Trust
related
$250,000 · Mary Ibrahim
—
—
Yellowstone Prop Developers Ll
—
Loan Modification
related
—
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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