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Property profile & analytics
OFF-MARKET
Estimated value
$15,000,000
Investment properties
1305 Riv Rd North Fort Myers, FL 33903
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-3014939
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1930
Construction
FRAME
Total area
1,588 SF
Lot
13.03 ac (567,587 SF)
Zoning code
AG-2
APN
02-44-24-00-00038.0000
UPID
US18-3014939
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
$15.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.00M
Owner & transaction history
Twin Pines Mhc LLC · 2 yrs held
Twin Pines Mhc LLC
since 2024
Last sale
$15.0M
7 recorded transactions
Zoning & alternative use
AG-2 · North 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 North Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
$15,000,000
ML approach
$15,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$15.00M
Range $13.50M – $16.50M · ±10% · vs last sale $15.00M (May 16 2024)
Last sale anchor
$15.00M
May 16 2024
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
$9,446 / 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
$70,654
Tax year 2023
Assessed value
$6,889,379
Assessed 2023
Previous assessed
$6,889,379
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$2,864,456
Assessed improvement
$4,024,923
Land market value
$2,864,456
Improvement market value
$4,024,923
Total market value
$6,889,379
Applied tax rate
39.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1930
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Bathrooms
4
Total area
1,588 SF
Lot
13.03 ac (567,587 SF)
Zoning code
AG-2
APN
02-44-24-00-00038.0000
UPID
US18-3014939
Jurisdiction
LEE
Zoning & alternative use
AG-2 · North Fort Myers, FL
Zoning AG-2 · permitted uses
AG-2 · North Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Fort Myers. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1930
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
4
Lot
13.03 ac
Current owner
From public records · entity-resolved
Twin Pines Mhc LLC
Entity
Mailing address
315 E ROBINSON ST STE #600, ORLANDO, FL 32801-4341
Ownership since
2024
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 16, 2024
$15,000,000
Twin Pines Mhc LLC
Gazelle Lifestyles Resort III LLC
Warranty Deed
$22,200,000 · Bsp Odf II Finance LLC
Dec 14, 2016
—
Gazelle Lifestyles Resort III
—
Deed
related
$2,200,000 · Bank Of America
Aug 18, 2016
$1,237,500
Gazelle Lifestyles Resort III
Paster,saul
Quit Claim Deed
related
—
Aug 8, 2016
$1,237,500
Paradise Lifestyles Resort IV
Paster,evelyn
Quit Claim Deed
related
—
Jul 11, 2014
—
Saul Paster
Paster,saul
Quit Claim Deed
related
—
Feb 2, 2010
$2,642
Evelyn Paster
Paster,saul
Quit Claim Deed
related
—
Nov 28, 2001
$2,600,000
Saul Paster
Curcuru Corp
Grant Deed
$370,285 · Bank Of America
—
—
Gazelle Lifestyles Resort III
—
Loan Modification
related
$2,200,000 · Bank Of America
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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