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Property profile & analytics
OFF-MARKET
Estimated value
$775,000
Hotels
1231 Middle Gulf Dr Sanibel, FL 33957-6729
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US18-2151136
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
704 SF
Lot
4.52 ac (196,828 SF)
APN
30-46-23-T2-00309.0080
UPID
US18-2151136
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
-
Sanibel Island Beach Resort Hotel & Motel Resort
-
Breezers Pool Bar Bar & Pub
-
BRGR Kitchen +Bar Restaurant
-
Whitney Bait and tackle Tour Operator Travel Agency
-
Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$795k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$655k
Blend (final)
Blend
$775k
Owner & transaction history
Sanibel Island Hospitality LLC · 10 yrs held
Sanibel Island Hospitality LLC
since 2015
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$495,000
+30.9%
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 Sanibel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanibel 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
$795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$495,000
Change: +31% · Conversion: Difficult
Blend value · Realmo final
$775k
Range $698k – $853k · ±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
$1,101 / 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
$369,992
Tax year 2023
Assessed value
$30,649,543
Assessed 2023
Previous assessed
$35,945,802
-14.7% YoY
Effective rate
1.21%
On assessed value
Assessed land
$24,702,042
Assessed improvement
$5,947,501
Land market value
$24,702,042
Improvement market value
$5,947,501
Total market value
$30,649,543
Applied tax rate
10.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
4
Stories
2
Bathrooms
100
Total area
704 SF
Lot
4.52 ac (196,828 SF)
APN
30-46-23-T2-00309.0080
UPID
US18-2151136
Jurisdiction
LEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$495,000
AUTO REPAIR, GARAGE
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
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
4
Bathrooms
100
Lot
4.52 ac
Current owner
From public records · entity-resolved
Sanibel Island Hospitality LLC
Entity
Mailing address
1001 E ATLANTIC AVE STE #202, DELRAY BEACH, FL 33483-6974
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2021
—
Sanibel Island Hospitality LLC
—
Deed
related
$13,593,600 · Regions Bk
Dec 29, 2015
$27,000,000
Sanibel Island Hospitality LLC
1231 Middle Gulf Drive LLC
Special Warranty Deed
$8,354,090 · Regions Bank
Dec 30, 2009
$4,996,500
1231 Middle Gulf Drive LLC
Carroll,james P & Patricia A
Warranty Deed
—
—
—
Sanibel Island Hospitality LLC
—
Loan Modification
related
$13,593,600 · Regions Bk
—
—
1231 Middle Gulf Drive LLC
—
Deed Of Trust
related
$400,000 · Union Fsb
—
—
1231 Middle Gulf LLC
—
Deed Of Trust
related
$2,599,506 · Branch Banking & Trust Co
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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