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Property profile & analytics
OFF-MARKET
Estimated value
$4,435,000
Warehouses
12100 Commerce Lks Dr Fort Myers, FL 33913-8653
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-5610718
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2000
Construction
STEEL FRAME
Total area
27,072 SF
Lot
2.18 ac (94,961 SF)
Zoning code
PUD
APN
18-45-26-05-0000A.0040
UPID
US18-5610718
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.25M
Comparable Approach
Comparable
$5.08M
Blend (final)
Blend
$4.44M
Owner & transaction history
Westlinks Gateway LLC · 13 yrs held
Westlinks Gateway LLC
since 2013
5 recorded transactions
Zoning & alternative use
PUD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$7.2M
+25.3%
Retail stores
$7.1M
+22.7%
Neighborhood: shopping center
$6.4M
+11.4%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,600,000
6.5%
$4,245,000
7%
$3,945,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,745,000
Current use
MEDICAL BUILDING
$7,195,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$7,050,000
Change: +23% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$6,400,000
Change: +11% · Conversion: Moderate
Blend value · Realmo final
$4.44M
Range $3.99M – $4.88M · ±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
$164 / 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
$36,767
Tax year 2023
Assessed value
$3,054,810
Assessed 2023
Previous assessed
$1,897,393
+61.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$493,911
Assessed improvement
$2,560,899
Land market value
$493,911
Improvement market value
$2,560,899
Total market value
$3,054,810
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
Off-Market
Year built
2000
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
5
Total area
27,072 SF
Lot
2.18 ac (94,961 SF)
Zoning code
PUD
APN
18-45-26-05-0000A.0040
UPID
US18-5610718
Jurisdiction
LEE
Zoning & alternative use
PUD · Fort Myers, FL
Zoning PUD · permitted uses
PUD · 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
$5.7M
MEDICAL BUILDING
Est. value
$7.2M
RETAIL STORES
Est. value
$7.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.4M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
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
2000
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
5
Lot
2.18 ac
Current owner
From public records · entity-resolved
Westlinks Gateway LLC
Entity
Free & Clear · 13 yrs held
Mailing address
12801 COMMONWEALTH DR STE #12, FORT MYERS, FL 33913-8646
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2016
—
Westlinks Gateway LLC
—
Deed
related
$20,250,000 · Bankunited Fsb
Jan 30, 2013
$7,200,000
Westlinks Gateway LLC
Cambridge Assocs Of Sw Florida Ll
Deed In Lieu Of Foreclosure
related
—
—
—
Sw Intl Office Park LLC|eastlinks Rsw Intl LLC
—
Loan Modification
related
$15,500,000 · Branch Bk&tr
—
—
Eastlinks Rsw Intl LLC
—
Deed Of Trust
related
$15,500,000 · Wells Fargo Bk Nw NA
—
—
Westlinks Gateway LLC
—
Loan Modification
related
$20,250,000 · Bankunited Fsb
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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