Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Gas stations
13061 Mcgregor Blvd Fort Myers, FL 33919-5936
Entity Owned
Free & Clear
Property ID
US18-3241637
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1996
Construction
STEEL FRAME
Total area
3,680 SF
Lot
0.58 ac (25,232 SF)
Zoning code
CC
APN
21-45-24-30-00000.002E
UPID
US18-3241637
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
-
Tuffy Tire & Auto Service Center Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$605k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$368k
Blend (final)
Blend
$610k
Owner & transaction history
13061 Mcgregor Blvd LLC
13061 Mcgregor Blvd LLC
since 2026
Last sale
$615,000
7 recorded transactions
Zoning & alternative use
CC · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$980,000
+9.4%
Retail stores
$960,000
+7.2%
Office building
$910,000
+1.6%
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
$615,000
ML approach
$605,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$895,000
Current use
MEDICAL BUILDING
$980,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$960,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$910,000
Change: +2% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$870,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $615k (Jun 30 2021)
Last sale anchor
$615k
Jun 30 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
$166 / 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
$7,896
Tax year 2023
Assessed value
$572,353
Assessed 2023
Previous assessed
$569,146
+0.6% YoY
Effective rate
1.38%
On assessed value
Assessed land
$293,012
Assessed improvement
$279,341
Land market value
$293,012
Improvement market value
$279,341
Total market value
$572,353
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
1996
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
2
Total area
3,680 SF
Lot
0.58 ac (25,232 SF)
Zoning code
CC
APN
21-45-24-30-00000.002E
UPID
US18-3241637
Jurisdiction
LEE
Zoning & alternative use
CC · Fort Myers, FL
Zoning CC · permitted uses
CC · 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
SERVICE STATION (FULL SERVICE) Current
Est. value
$895,000
MEDICAL BUILDING
Est. value
$980,000
RETAIL STORES
Est. value
$960,000
OFFICE BUILDING
Est. value
$910,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$870,000
SERVICE STATION (FULL SERVICE) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1996
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.58 ac
Current owner
From public records · entity-resolved
13061 Mcgregor Blvd LLC
Entity
Free & Clear · 0 yrs held
Mailing address
14 N MADISON AVE APT #2, LA GRANGE, IL 60525-2013
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2026
$100
13061 Mcgregor Blvd LLC
Ales
Special Warranty Deed
—
Apr 15, 2026
$100
Ales Joseph
Ales Brian
Special Warranty Deed
—
Apr 14, 2026
$100
Ales Joseph
P & R Ales Properties LLC
Deed
—
Mar 27, 2026
—
Joseph Ales
The Pasquale Ales Revocable Living
Deed
related
—
Jun 30, 2021
—
P&r Ales Proeprties LLC
The Pasquale Ales Revocable Living
Quit Claim Deed
related
—
Mar 12, 2008
—
Ales Pasquale Living Trust
Ales,pasquale & Rosemary
Quit Claim Deed
related
—
Oct 28, 1998
$615,000
Pasquale Ales
Chateay Co
Grant Deed
$365,000 · Southtrust Bank NA
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?”
You own 13061 Mcgregor Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
