OFF-MARKET
Office buildings
Entity Owned
3-yr Hold
~
Est. High Equity
Entity Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2008
Total area
52,864 SF
Lot
1.32 ac (57,578 SF)
Zoning code
PUD
APN
18-45-26-35-00001.0001
UPID
US18-5297686
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.26M
CAP Approach
CAP
$14.91M
Comparable Approach
Comparable
$12.70M
Blend (final)
Blend
$17.67M
Owner & transaction history
since 2023
Last sale
$15.5M
4 recorded transactions
Zoning & alternative use
PUD · Fort Myers, FL
Top alternative use upside
Commercial (general)
$19.0M
+19.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$17.67M
Value range
$15.90M – $19.44M
±10% around blend
Estimated value / SF
$334 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$15.90M
blend $17.67M
$19.44M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
52,864 SF
Lot area
1.32 ac
Year built
2008
Stories
1
APN
18-45-26-35-00001.0001
Assessed value
$8,396,971
Annual tax
$107,291
3
Income approach: direct capitalization
Partial preview
Income approach indication
$14.91M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$16.15M
@ 6.5% CAP return
$14.91M
@ 7% CAP return
$13.85M
4
Sales comparison
Partial preview
Sales approach indication
$12.70M
Range $10.36M – $23.98M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$17.67M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 25 sales
$301
+11%
Submarket 430 sales
$274
+22%
County 751 sales
$290
+15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $334/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+19%
vs current-use indication
Office Building · current use
Medical Building
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
5.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.50%
9.0%
NOI (est.)
$1.09M *
Last sale · Aug 2023
$15.50M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$19.73M
Move the market yield to see immediate price impact.
Value / SF
$373
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%5.50%6.00%
$977k
$19.53M
$17.75M
$16.28M
$1.09M
$21.70M
$19.73M
$18.08M
$1.19M
$23.87M
$21.70M
$19.89M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$107,291
Tax year 2023
Assessed value
$8,396,971
Assessed 2023
Previous assessed
$5,864,381
+43.2% YoY
Effective rate
1.28%
On assessed value
Assessed improvement
$8,396,971
Improvement market value
$8,396,971
Total market value
$8,396,971
Applied tax rate
47.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2008
Heating
NONE
Stories
1
Bathrooms
9
Total area
52,864 SF
Lot
1.32 ac (57,578 SF)
Zoning code
PUD
APN
18-45-26-35-00001.0001
UPID
US18-5297686
Jurisdiction
LEE
Zoning & alternative use
PUD · Fort Myers, FLZoning PUD · permitted uses
PUD · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2008
Heating
NONE
Stories
1
Bathrooms
9
Lot
1.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PUD
Jurisdiction
Fort Myers, FL
Recorded code
PUD
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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