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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Garden apartment buildings
15251 Pne Rdg Rd Fort Myers, FL 33908
Entity Owned
14-yr Hold
Property ID
US18-3748659
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,258 SF
Lot
89.44 ac (3,896,224 SF)
Zoning code
RPD
APN
32-45-24-00-00001.0000
UPID
US18-3748659
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
$880k
CAP Approach
CAP
$615k
Comparable Approach
Comparable
$745k
Blend (final)
Blend
$745k
Owner & transaction history
Pacifica Edisto Lake LLC · 14 yrs held
Pacifica Edisto Lake LLC
since 2011
3 recorded transactions
Zoning & alternative use
RPD · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$955,000
+114.5%
Office building
$715,000
+60.3%
Auto repair, garage
$665,000
+49.6%
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
by Request
ML approach
$880,000
CAP Approach
CAP Return
Estimation
6%
$665,000
6.5%
$615,000
7%
$570,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$955,000
Change: +114% · Conversion: Moderate
OFFICE BUILDING
$715,000
Change: +60% · Conversion: Moderate
AUTO REPAIR, GARAGE
$665,000
Change: +50% · Conversion: Difficult
WAREHOUSE, STORAGE
$555,000
Change: +25% · Conversion: Difficult
Blend value · Realmo final
$745k
Range $671k – $820k · ±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
$229 / 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
$194,545
Tax year 2023
Assessed value
$32,070,543
Assessed 2023
Previous assessed
$26,160,486
+22.6% YoY
Effective rate
0.61%
On assessed value
Assessed land
$1,398,344
Assessed improvement
$30,672,199
Land market value
$1,398,344
Improvement market value
$30,672,199
Total market value
$32,070,543
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
26
Stories
1
Total area
3,258 SF
Lot
89.44 ac (3,896,224 SF)
Zoning code
RPD
APN
32-45-24-00-00001.0000
UPID
US18-3748659
Jurisdiction
LEE
Zoning & alternative use
RPD · Fort Myers, FL
Zoning RPD · permitted uses
RPD · 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
COMMERCIAL (GENERAL)
Est. value
$955,000
OFFICE BUILDING
Est. value
$715,000
AUTO REPAIR, GARAGE
Est. value
$665,000
WAREHOUSE, STORAGE
Est. value
$555,000
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1996
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
26
Lot
89.44 ac
Current owner
From public records · entity-resolved
Pacifica Edisto Lake LLC
Entity
Mailing address
1775 HANCOCK ST STE #200, SAN DIEGO, CA 92110-2036
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 5, 2020
—
Pacifica Edisto Lake LLC
—
Deed
related
$125,000,000 · Us Bank NA
Feb 23, 2012
—
Pacifica Edisto Lake LLC
—
Deed Of Trust
related
$37,000,000 · Bank Of America
Oct 6, 2011
$7,000,000
Pacifica Edisto Lake LLC
Edisto Group Ltd
Warranty Deed
—
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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