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Property profile & analytics
OFF-MARKET
Estimated value
$2,840,000
Drive through restaurants
12499 Cleveland Ave Fort Myers, FL 33907-3802
Entity Owned
~
Est. High Equity
Property ID
US18-1049993
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,324 SF
Lot
1.31 ac (57,053 SF)
Zoning code
C-2
APN
13-45-24-01-00002.0200
UPID
US18-1049993
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
-
PDQ Ft. Myers: Cleveland Ave. Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.84M
Owner & transaction history
12499 S Cleveland LLC
12499 S Cleveland LLC
since 2026
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
C-2 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.2M
+17.7%
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
$2,030,000
ML approach
$2,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,685,000
Current use
AUTO REPAIR, GARAGE
$3,165,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$2.84M
Range $2.56M – $3.12M · ±10% · vs last sale $3.00M (May 28 2021)
Last sale anchor
$3.00M
May 28 2021
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
$657 / 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
$40,180
Tax year 2023
Assessed value
$2,879,217
Assessed 2023
Previous assessed
$2,860,995
+0.6% YoY
Effective rate
1.40%
On assessed value
Assessed land
$1,469,457
Assessed improvement
$1,409,760
Land market value
$1,469,457
Improvement market value
$1,409,760
Total market value
$2,879,217
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,324 SF
Lot
1.31 ac (57,053 SF)
Zoning code
C-2
APN
13-45-24-01-00002.0200
UPID
US18-1049993
Jurisdiction
LEE
Zoning & alternative use
C-2 · Fort Myers, FL
Zoning C-2 · permitted uses
C-2 · 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
RESTAURANT Current
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$3.2M
RESTAURANT Current
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
2015
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.31 ac
Current owner
From public records · entity-resolved
12499 S Cleveland LLC
Entity
Mailing address
3720 S OCEAN BLVD APT #1403, HIGHLAND BEACH, FL 33487-3389
Ownership since
2026
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
Mar 2, 2026
$3,075,000
12499 S Cleveland LLC
Hossni Elhelbawi Revocable Living T
Warranty Deed
$1,600,000 · Lake Michigan Cu
May 28, 2021
$3,000,000
Hossni Elhelbawi
Lawrence Capital Partners LLC
Warranty Deed
—
Aug 16, 2018
$2,950,000
Lawrence Capital Partners LLC
Dj Fort Myers LLC
Grant Deed
$3,370,000 · Bank Of Tampa
Sep 18, 2015
$3,103,448
Dj Fort Myers LLC
Pdq Fm Cleveland Propco LLC
Grant Deed
—
Jul 10, 2014
$1,326,000
Pdq Fm Cleveland Propco LLC
Dukes Steak House
Grant Deed
—
Jan 22, 2009
$650,000
Dukes Steak Hse Ft Myers INC
Cnl Funding 98-1
Grant Deed
—
Jan 22, 2009
—
Cnl Funding 98-1
S & A Fee Properties Spe 1 LLC
Quit Claim Deed
related
—
—
—
Steak House Dukes
—
Deed Of Trust
related
$300,000 · Gaffney Lndg LLC
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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