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Property profile & analytics
OFF-MARKET
Estimated value
$5,170,000
Turn key restaurants
13550 Reflections Pkwy Fort Myers, FL 33907-6539
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-2582131
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,000 SF
Lot
3.21 ac (139,697 SF)
Zoning code
CC
APN
23-45-24-07-0000B.0000
UPID
US18-2582131
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
-
Spin City Arcade Hotel & Motel Resort
-
Jason's Deli Restaurant
-
Mon Paris Coffee Shop & Bakery Cafe & Coffee Shop
-
Healing Reflections Alternative Medicine Practice
-
Hear Again America Hearing Aid Store Hearing Aid Repair Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.76M
Blend (final)
Blend
$5.17M
Owner & transaction history
Sina LLC · 4 yrs held
Sina LLC
since 2021
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
CC · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.7M
+17.7%
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
$4,240,000
ML approach
$4,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,105,000
Current use
AUTO REPAIR, GARAGE
$3,655,000
Change: +18% · Conversion: Difficult
Blend value · Realmo final
$5.17M
Range $4.65M – $5.69M · ±10% · vs last sale $6.27M (Dec 23 2021)
Last sale anchor
$6.27M
Dec 23 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
$1,034 / 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
$44,572
Tax year 2023
Assessed value
$3,313,625
Assessed 2023
Previous assessed
$2,873,210
+15.3% YoY
Effective rate
1.35%
On assessed value
Assessed land
$1,376,574
Assessed improvement
$1,937,051
Land market value
$1,376,574
Improvement market value
$1,937,051
Total market value
$3,313,625
Applied tax rate
47.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
5
Stories
1
Total area
5,000 SF
Lot
3.21 ac (139,697 SF)
Zoning code
CC
APN
23-45-24-07-0000B.0000
UPID
US18-2582131
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
RESTAURANT Current
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.7M
RESTAURANT Current
AUTO REPAIR, GARAGE
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
2001
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
5
Lot
3.21 ac
Current owner
From public records · entity-resolved
Sina LLC
Entity
Free & Clear · 4 yrs held
Mailing address
7657 NW 50TH ST, MIAMI, FL 33166-4701
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 22, 2022
—
Sina LLC
—
Deed
related
$790,000 · Popular Bank
Dec 23, 2021
$6,270,000
Sina LLC
Letra Realty LLC
Warranty Deed
—
Mar 19, 2014
—
Letra Realty LLC
Letra Realty Estate Holdings L
Quit Claim Deed
related
—
Nov 7, 2013
$3,265,000
Letra Realty LLC
Acm Florida Re LLC
Warranty Deed
—
Jan 16, 2013
$3,754,834
Acm Florida Re LLC
Reflections Cls LLC
Deed In Lieu Of Foreclosure
related
—
Oct 18, 2012
—
Reflections Cls LLC
Phoenix Equities Dhdc Reflecti
Quit Claim Deed
related
—
Jul 17, 2012
—
Reflections Cls LLC
Phoenix Equities Dhdc Reflecti
Quit Claim Deed
related
—
Feb 6, 2001
$1,625,600
Phoenix Equities Ltd
Cypress Lake Corp
Grant Deed
related
$1,300,800 · Cape Coral National Bank
Oct 11, 2000
$868,900
Two Brothers Restaurant Manage
Cypress Lake Corp
Grant Deed
$600,000 · First Community Bank Sw Fl
—
—
Phoenix Equities Of Dhdc-reflecti
—
Deed Of Trust
related
$264,435 · Rbc Centura Bank
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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