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Property profile & analytics
FOR SALE
Banks
12971 Mcgregor Blvd Fort Myers, FL 33919
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-2301492
For Sale
1 / 4
$1,235,000
12971 Mcgregor Blvd, Fort Myers, FL 33919
View Listing →
Property profile
Verified
Property type
Banks
Use group
FINANCIAL BUILDING
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,329 SF
Lot
1.06 ac (46,160 SF)
Zoning code
C-1A
APN
16-45-24-00-00013.003A
UPID
US18-2301492
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
-
BB&T Insurance Services Insurance Agency
-
BB&T Mortgage Loan Service Bank
-
BB&T ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$941k
Blend (final)
Blend
$1.24M
Owner & transaction history
12971 Mcgregor Blvd Re LLC · 4 yrs held
12971 Mcgregor Blvd Re LLC
since 2022
Last sale
$1.2M
2 recorded transactions
Zoning & alternative use
C-1A · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+69.0%
Medical building
$1.2M
+25.1%
Retail stores
$1.1M
+22.6%
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
$1,275,000
ML approach
$1,260,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FINANCIAL BUILDING
$920,000
Current use
COMMERCIAL (GENERAL)
$1,555,000
Change: +69% · Conversion: Difficult
MEDICAL BUILDING
$1,150,000
Change: +25% · Conversion: Difficult
RETAIL STORES
$1,125,000
Change: +23% · Conversion: Difficult
OFFICE BUILDING
$1,070,000
Change: +16% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,025,000
Change: +11% · Conversion: Difficult
WAREHOUSE, STORAGE
$820,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±10% · vs last sale $1.20M (Apr 28 2022)
Last sale anchor
$1.20M
Apr 28 2022
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
$285 / 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
$10,431
Tax year 2023
Assessed value
$760,337
Assessed 2023
Previous assessed
$756,147
+0.6% YoY
Effective rate
1.37%
On assessed value
Assessed land
$471,755
Assessed improvement
$288,582
Land market value
$471,755
Improvement market value
$288,582
Total market value
$760,337
Applied tax rate
68.0000
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
Banks
Use group
FINANCIAL BUILDING
Status
For Sale
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,329 SF
Lot
1.06 ac (46,160 SF)
Zoning code
C-1A
APN
16-45-24-00-00013.003A
UPID
US18-2301492
Jurisdiction
LEE
Zoning & alternative use
C-1A · Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · 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
FINANCIAL BUILDING Current
Est. value
$920,000
COMMERCIAL (GENERAL)
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$820,000
FINANCIAL BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.06 ac
Current owner
From public records · entity-resolved
12971 Mcgregor Blvd Re LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1170 PITTSFORD VICTOR RD, PITTSFORD, NY 14534-3804
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 28, 2022
$1,200,000
12971 Mcgregor Blvd Re LLC
Cnl Fort Myers Mcgregor LLC
Special Warranty Deed
—
Apr 27, 2010
$1,010,000
Branch Bkng & Trust Co
Colonial Bk Montgomery Alabama
Grant Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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