Entity Owned 
For Lease
1 / 16
$7,260,000
12780 Westlinks Dr, Fort Myers, FL 33913
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Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1995
Construction
STEEL FRAME
Total area
33,716 SF
Lot
4.59 ac (199,940 SF)
Zoning code
PUD
APN
19-45-26-05-0000B.002A
UPID
US18-5162757
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.29M
Comparable Approach
Comparable
$8.49M
Blend (final)
Blend
$7.26M
Owner & transaction history
since 2004
1 recorded transaction
Zoning & alternative use
PUD · Fort Myers, FL
Top alternative use upside
Commercial (general)
$12.1M
+69.1%
Office building
$10.2M
+41.9%
Medical building
$9.0M
+25.3%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 4 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.26M
Value range
$6.53M – $7.99M
±10% around blend
Estimated value / SF
$215 / SF
Confidence
Low
4 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
40
$6.53M
blend $7.26M
$7.99M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
33,716 SF
Lot area
4.59 ac
Year built
1995
Stories
1
APN
19-45-26-05-0000B.002A
Zoning
PUD
Assessed value
$7,878,212
Annual tax
$62,188
3
Income approach: direct capitalization
Partial preview
Income approach indication
$5.29M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.73M
@ 6.5% CAP return
$5.29M
@ 7% CAP return
$4.91M
4
Sales comparison
Partial preview
Sales approach indication
$5.21M
Weighted, 4 comps · low confidence
Evidence
4 found · 4 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
6.8 mi away · 26,730 SF
7.2 mi away · 36,900 SF
7.6 mi away · 29,157 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.26M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 114 sales
$212
+1%
Submarket 498 sales
$190
+14%
County 735 sales
$205
+5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $215/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
+69%
vs current-use indication
Office Building
Medical Building
Retail Stores
Neighborhood: Shopping Center
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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 4 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.88M
Move the market yield to see immediate price impact.
Value / SF
$234
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%7.00%9.00%
$496k
$9.93M
$7.09M
$5.51M
$551k
$11.03M
$7.88M
$6.13M
$607k
$12.13M
$8.67M
$6.74M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
4 found
Low confidence · county-verified
Closest comparable
$5.50M
6.0 mi · May 2026 · $178/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$62,188
Tax year 2023
Assessed value
$7,878,212
Assessed 2023
Previous assessed
$4,894,890
+60.9% YoY
Effective rate
0.79%
On assessed value
Assessed land
$1,378,866
Assessed improvement
$6,499,346
Land market value
$1,378,866
Improvement market value
$6,499,346
Total market value
$7,878,212
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1995
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Bathrooms
2
Total area
33,716 SF
Lot
4.59 ac (199,940 SF)
Zoning code
PUD
APN
19-45-26-05-0000B.002A
UPID
US18-5162757
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
1995
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
4.59 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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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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