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Property profile & analytics
OFF-MARKET
Estimated value
$880,000
Grocery and convenience stores
13631 Goldenwood Dr Fort Myers, FL 33913-7870
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-2545749
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,882 SF
Lot
1.92 ac (83,801 SF)
Zoning code
CPD
APN
23-45-25-08-00000.0020
UPID
US18-2545749
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
-
Swirl World Cafe & Coffee Shop Take-out & Catering
-
RaceTrac (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
$815k
Blend (final)
Blend
$880k
Owner & transaction history
Racetrac Petroleum INC · 15 yrs held
Racetrac Petroleum INC
since 2011
4 recorded transactions
Zoning & alternative use
CPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+12.4%
Retail stores
$1.3M
+10.1%
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
by Request
ML approach
$635,000
CAP Approach
CAP Return
Estimation
6%
$1,290,000
6.5%
$1,190,000
7%
$1,105,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,155,000
Current use
MEDICAL BUILDING
$1,300,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,270,000
Change: +10% · Conversion: Easy
WAREHOUSE, STORAGE
$1,035,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$880k
Range $792k – $968k · ±10%
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
$180 / 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
$37,496
Tax year 2023
Assessed value
$2,957,745
Assessed 2023
Previous assessed
$2,679,448
+10.4% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,831,216
Assessed improvement
$1,126,529
Land market value
$1,831,216
Improvement market value
$1,126,529
Total market value
$2,957,745
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,882 SF
Lot
1.92 ac (83,801 SF)
Zoning code
CPD
APN
23-45-25-08-00000.0020
UPID
US18-2545749
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FL
Zoning CPD · permitted uses
CPD · 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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$1.0M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
RETAIL STORES
WAREHOUSE, STORAGE
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
2010
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.92 ac
Current owner
From public records · entity-resolved
Racetrac Petroleum INC
Entity
Free & Clear · 15 yrs held
Mailing address
200 GALLERIA PKWY SE STE #900, ATLANTA, GA 30339-5945
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 27, 2011
—
Racetrac Petroleum INC
Dp-ta Associates Ltd
Grant Deed
related
—
Sep 24, 2009
$1,500,000
Racetrac Petroleum INC
Dp-ta Associates Ltd
Warranty Deed
—
Dec 15, 2004
$6,600,000
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
$5,280,000 · City National Bank Of Florida
—
—
Racetrac Petroleum INC
—
Deed Of Trust
related
$25,000,000 · Florida Community 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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