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Property profile & analytics
OFF-MARKET
Estimated value
$4,420,000
Hotels
13351 Cleveland Ave North Fort Myers, FL 33903-4818
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-2711371
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
20,349 SF
Lot
3.99 ac (174,000 SF)
Zoning code
C-1A
APN
11-44-24-00-00017.0060
UPID
US18-2711371
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
$4.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.85M
Blend (final)
Blend
$4.42M
Owner & transaction history
Shivling LLC · 4 yrs held
Shivling LLC
since 2021
Last sale
$4.4M
7 recorded transactions
Zoning & alternative use
C-1A · 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
$4,340,000
ML approach
$4,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$7,305,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$4.42M
Range $3.98M – $4.86M · ±10% · vs last sale $4.43M (Sep 21 2021)
Last sale anchor
$4.43M
Sep 21 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
$217 / 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
$32,758
Tax year 2023
Assessed value
$3,392,992
Assessed 2023
Previous assessed
$1,397,539
+142.8% YoY
Effective rate
0.97%
On assessed value
Assessed land
$434,374
Assessed improvement
$2,958,618
Land market value
$434,374
Improvement market value
$2,958,618
Total market value
$3,392,992
Applied tax rate
37.0000
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
2
Bathrooms
127
Total area
20,349 SF
Lot
3.99 ac (174,000 SF)
Zoning code
C-1A
APN
11-44-24-00-00017.0060
UPID
US18-2711371
Jurisdiction
LEE
Zoning & alternative use
C-1A · North Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · 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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$7.3M
COMMERCIAL (GENERAL)
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
1973
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
127
Lot
3.99 ac
Current owner
From public records · entity-resolved
Shivling LLC
Entity
Mailing address
2939 CLEVELAND AVE, FORT MYERS, FL 33901-6005
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 21, 2021
$4,425,000
Shivling LLC
Parivar LLC
Warranty Deed
$3,688,000 · Incrediblebank
Apr 19, 2018
—
Parivar LLC
—
Deed
related
$2,266,537 · Valley Nat'l Bk
Sep 27, 2005
$4,150,000
Parivar LLC
Owner Name Unavailable
Grant Deed
related
—
Apr 17, 1998
$3,150,000
Hospitality Associates Ft Myer
Prince Bush Investments Ft Mye
Grant Deed
$2,911,250 · Aries Capital INC
—
—
Parivar LLC
—
Deed Of Trust
related
$1,149,303 · Usameribank
—
—
Parivar LLC
—
Deed Of Trust
related
$600,000 · Best Hospitality LLC
—
—
Parivar LLC
—
Deed Of Trust
related
$3,263,356 · Usameribank
—
—
Parivar LLC
—
Deed Of Trust
related
$1,149,303 · Usameribank
—
—
Parivar LLC
—
Loan Modification
related
$2,266,537 · Valley Nat'l Bk
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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