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    12221 Towne Lake Dr Fort Myers, FL 33913
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    Property profile & analytics

    12221 Towne Lake Dr, Fort Myers, FL 33913

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    • Office buildings
    • 3,801 SF
    • 0.72 lot acres
    For Sale
    $1,195,000
    View Listing →
    Two-Unit Gateway Building For Sale For Sale
    $1,195,000
    5,000 SF

    Two-Unit Gateway Building For Sale

    Two-unit building with long-term tenants, warehouse, and office space.

    12221 Towne Lake Dr, Fort Myers, FL 33913
    View Listing
    Property ID
    US19-0376659
    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
    6.1%
    Office buildings
    Location Intelligence

    Current Use by Public Records

    • Party Penguins PhotoBooth / Party Supply Store / Rental Equipment Company
    • Coverage in a Click / Insurance Agency
    • EMRgence / Medical Clinic
    • Vin's Vintage / Home Decor Store / (Bike/Boat/Book/etc) Store
    • FASHCo LLC / Holding Company

    Property Details for 12221 Towne Lake Dr

    Year built
    1994
    Construction
    MASONRY/CONCRETE MASONRY UNITS (CMUS)
    Lot size
    0.72 lot acres
    Zone code
    PUD
    Property type
    Office buildings
    APN
    18-45-26-04-0000B.001A
    APU
    184526040000B001A

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Mar 28, 2022 $1,075,000 1406 LLC Vincent Sardo JR Warranty Deed —
    Jun 27, 2007 — Vincent Sardo JR. Sardo,vincent JR Quit Claim Deed · related —

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,145,000
      ML approach
      $1,075,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,160,000
      6.5%
      $1,070,000
      7%
      $995,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $1,014,000
      Market price range: $745k - $1.72M

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,145,000
      Current use
      COMMERCIAL (GENERAL)
      $1,365,000
      Change: +19% Conversion: Easy
      MEDICAL BUILDING
      $1,010,000
      Change: -12% Conversion: Easy
      RETAIL STORES
      $990,000
      Change: -14% Conversion: Moderate

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.7499
    Latitude
    26.5662
    CBSA code
    15980
    CBSA name
    CAPE CORAL-FORT MYERS, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $12,722
    $359,734
    $311,077
    $670,811
    -
    $359,734
    $311,077
    $670,811

    Comparable in this City

    • Value Estimation
      $2,515,000
      9,953 SF

      9954 Interstate Commerce Dr

      OFFICE BUILDING (MULTI-STORY)
      9954 Interstate Commerce Dr, Fort Myers, FL 33913-9781
      View Details
    • Value Estimation
      $590,000
      2,138 SF

      13401 Rickenbacker Pkwy

      OFFICE BUILDING (MULTI-STORY)
      13401 Rickenbacker Pkwy, Fort Myers, FL 33913-9242
      View Details
    • Value Estimation
      $2,650,000
      11,403 SF

      14530 Global Pkwy

      OFFICE BUILDING (MULTI-STORY)
      14530 Global Pkwy, Fort Myers, FL 33913-8888
      View Details
    • Value Estimation
      $4,690,000
      19,151 SF

      14543 Global Pkwy

      OFFICE BUILDING (MULTI-STORY)
      14543 Global Pkwy, Fort Myers, FL 33913-7225
      View Details
    • Value Estimation by Request
      1,937 SF

      10100 Daniels Pkwy

      OFFICE BUILDING (MULTI-STORY)
      10100 Daniels Pkwy, Fort Myers, FL 33913-7707
      View Details
    • Value Estimation by Request
      3,340 SF

      15401 Alico Rd

      OFFICE BUILDING (MULTI-STORY)
      15401 Alico Rd, Fort Myers, FL 33913-8232
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      41,888 SF

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      Modern flex space in a prime Fort Myers location.
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      10,485 SF

      Prime Retail Investment Opportunity

      Retail property in a thriving commercial district with high visibility.
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      Versatile Office/Warehouse Space For Sale

      2,000 sq ft office/warehouse with flexible layout.
      12220 Towne Lake Dr, Fort Myers, FL 33913
      View Details
    • Contact for pricing
      5,000 SF

      Two-Unit Gateway Building For Sale

      Two-unit building with long-term tenants, warehouse, and office space.
      12221 Towne Lake Dr, Fort Myers, FL 33913
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Class A Office Sublease

      Four-story office building with modern furnishings and state-of-the-art technology.
      12769 Gateway Blvd, Fort Myers, FL 33913
      View Details
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      Fort Myers Flex Space Available

      Flex space available for lease in Fort Myers, Florida.
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      Office Suite with Natural Lighting

      977 SF office suite with four offices and restroom.
      11934 Fairway Lakes Dr, Fort Myers, FL 33913
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    • Contact for pricing
      8,320 SF

      Fort Myers Office Space Available

      8,320 SF office space for rent in Fort Myers.
      12751 Westlinks Dr, Fort Myers, FL 33913
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      Industrial Property with Extra Land

      17,500 SF industrial building with expansion potential for lease.
      9971 Bavaria Rd, Fort Myers, FL 33913
      View Details
    • Contact for pricing
      135,733 SF

      Versatile Office/Warehouse Space Available

      2,000 sq ft flex space with warehouse and roll-up door.
      12220 Towne Lake Dr, Fort Myers, FL 33913
      View Details
    View Listing
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    Fort Myers, FL 33913
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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.

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