Entity Owned 
For Sale
1 / 12
$1,750,000
1357 N Tamiami Trl, North Fort Myers, FL 33903
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Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,126 SF
Lot
0.83 ac (35,972 SF)
Zoning code
C-2
APN
02-44-24-03-0000A.0260
UPID
US18-0942394
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Rehabilitation Center Counselor
-
Home Decor Store (Bike/Boat/Book/etc) Store
-
Engineering Consultant
-
Property Management Company
-
Auto Repair Shop (Bike/Boat/Book/etc) Store
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.29M
Comparable Approach
Comparable
$2.35M
Blend (final)
Blend
$2.01M
Owner & transaction history
since 2019
3 recorded transactions
Zoning & alternative use
C-2 · North Fort Myers, FL
Top alternative use upside
Commercial (general)
$2.9M
+31.1%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 6 comparables with addresses
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.01M
Value range
$1.80M – $2.21M
±10% around blend
Estimated value / SF
$247 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$1.80M
blend $2.01M
$2.21M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,126 SF
Lot area
0.83 ac
Year built
1950
Stories
1
APN
02-44-24-03-0000A.0260
Zoning
C-2
Assessed value
$1,535,090
Annual tax
$13,465
3
Income approach: direct capitalization
Partial preview
Income approach indication
$2.29M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$2.49M
@ 6.5% CAP return
$2.29M
@ 7% CAP return
$2.13M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$13,465
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.94M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.4 mi away · 6,000 SF
7.6 mi away · 6,008 SF
7.8 mi away · 9,863 SF
8.1 mi away · 10,127 SF
9.0 mi away · 8,268 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.01M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 430 sales
$274
-10%
County 751 sales
$290
-15%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $247/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+31%
vs current-use indication
Office Building · current use
Medical Building
Retail Stores
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
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Overview
Selected market yield
7.98%
Selected cap rate for this office buildings
Derived from the North Fort Myers market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.98%
9.0%
NOI (est.)
$140k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.75M
Move the market yield to see immediate price impact.
Value / SF
$215
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.48%7.98%8.48%
$126k
$1.68M
$1.57M
$1.48M
$140k
$1.87M
$1.75M
$1.65M
$154k
$2.05M
$1.92M
$1.81M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$1.48M
2.5 mi · Feb 2026 · $187/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$13,465
Tax year 2023
Assessed value
$1,535,090
Assessed 2023
Previous assessed
$1,083,661
+41.7% YoY
Effective rate
0.88%
On assessed value
Assessed land
$204,781
Assessed improvement
$1,330,309
Land market value
$204,781
Improvement market value
$1,330,309
Total market value
$1,535,090
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
8,126 SF
Lot
0.83 ac (35,972 SF)
Zoning code
C-2
APN
02-44-24-03-0000A.0260
UPID
US18-0942394
Jurisdiction
LEE
Zoning & alternative use
C-2 · North Fort Myers, FLZoning C-2 · permitted uses
C-2 · North Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1950
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-2
Jurisdiction
North Fort Myers, FL
Recorded code
C-2
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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