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Property profile & analytics
FOR SALE
Retail space
159/161 Old San Carlos Blvd Fort Myers Beach, FL 33931
Individually Owned
4-yr Hold
Free & Clear
Property ID
US18-3052915
For Sale
1 / 48
$3,100,000
159/161 Old San Carlos Blvd, Fort Myers Beach, FL 33931
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,080 SF
Lot
0.16 ac (6,839 SF)
Zoning code
DOWNTOWN
APN
24-46-23-W3-0050A.016A
UPID
US18-3052915
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
-
Tropical Sunset Hotel & Motel Resort
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$620k
Comparable Approach
Comparable
$711k
Blend (final)
Blend
$675k
Owner & transaction history
Anne Jenkins Carroll · 4 yrs held
Anne Jenkins Carroll
since 2021
2 recorded transactions
Zoning & alternative use
DOWNTOWN · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+8.7%
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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
by Request
CAP Approach
CAP Return
Estimation
6%
$675,000
6.5%
$620,000
7%
$575,000
Alternative Use
Use
Estimation
RETAIL STORES
$970,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,050,000
Change: +9% · Conversion: Moderate
OFFICE BUILDING
$890,000
Change: -8% · Conversion: Easy
MEDICAL BUILDING
$880,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$219 / 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
$8,959
Tax year 2023
Assessed value
$648,894
Assessed 2023
Previous assessed
$763,787
-15.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$648,884
Assessed improvement
$10
Land market value
$648,884
Improvement market value
$10
Total market value
$648,894
Applied tax rate
277.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Sale
Year built
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
3,080 SF
Lot
0.16 ac (6,839 SF)
Zoning code
DOWNTOWN
APN
24-46-23-W3-0050A.016A
UPID
US18-3052915
Jurisdiction
LEE
Zoning & alternative use
DOWNTOWN · Fort Myers Beach, FL
Zoning DOWNTOWN · permitted uses
DOWNTOWN · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$970,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$890,000
MEDICAL BUILDING
Est. value
$880,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL BUILDING
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
1954
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Anne Jenkins Carroll
Individual
Free & Clear · 4 yrs held
Mailing address
3063 NORFOLK 23RD 6TH TILLSO ON 4TH ON
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2021
—
Anne Jenkins Carroll
The Estate Of George David Lee Jenk
Intrafamily Transfer
related
—
Feb 1, 2000
—
George D Jenkins
Jenkins,margaret M & George D
Quit Claim Deed
related
$215,000 · Amsouth 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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