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Property profile & analytics
OFF-MARKET
Estimated value
$2,595,000
Office buildings
12411 Commerce Lks Dr 441 Fort Myers, FL 33913-8663
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US18-1911015
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2007
Construction
CONCRETE
Total area
14,411 SF
Lot
5 ac (217,800 SF)
Zoning code
PUD
APN
18-45-26-00-00001.1060
UPID
US18-1911015
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
by Request
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$2.60M
Owner & transaction history
Love A Child Holding LLC · 15 yrs held
Love A Child Holding LLC
since 2011
7 recorded transactions
Zoning & alternative use
PUD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$3,830,000
Change: -12% · Conversion: Easy
RETAIL STORES
$3,750,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$2.60M
Range $2.34M – $2.85M · ±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
$180 / 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
$43,341
Tax year 2023
Assessed value
$2,745,040
Assessed 2023
Previous assessed
$2,538,340
+8.1% YoY
Effective rate
1.58%
On assessed value
Assessed land
$653,400
Assessed improvement
$2,091,640
Land market value
$653,400
Improvement market value
$2,091,640
Total market value
$2,745,040
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2007
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
14,411 SF
Lot
5 ac (217,800 SF)
Zoning code
PUD
APN
18-45-26-00-00001.1060
UPID
US18-1911015
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
MEDICAL BUILDING
Est. value
$3.8M
RETAIL STORES
Est. value
$3.8M
MEDICAL BUILDING
RETAIL STORES
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
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
5 ac
Current owner
From public records · entity-resolved
Love A Child Holding LLC
Entity
Mailing address
12411 COMMERCE LKS DR, FORT MYERS, FL 33913-8663
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2011
$2,400,000
Love A Child Holding LLC
First Bank
Special Warranty Deed
$1,704,250 · Regions Bank
Jan 5, 2011
$11,200
Bk First
Mcbailey Props LLC Coc
Trustees Deed
related
—
Nov 6, 2009
—
Mcbailey Properties LLC
—
Trustees Deed
related
$5,278,052 · First Bank
Nov 20, 2008
—
Mcbailey Properties LLC
—
Trustees Deed
related
$5,287,783 · First Bank
Sep 8, 2006
$2,014,700
Mcbailey Properties LLC
Commerce Lakes Partners LLC
Grant Deed
$1,745,000 · First Bank
Aug 31, 2006
—
Commerce Lakes Partners LLC
Commerce Lakes Partners LLC
Quit Claim Deed
related
—
Jan 4, 2006
$6,375,000
Westlinks East Associates LLC
Bay Colony Gateway INC
Special Warranty Deed
—
Dec 21, 2005
$1,780,400
Commerce Lakes Partners LLC
Bay Colony-gateway INC
Grant Deed
—
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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