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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Manufacturing properties
16111 Lee Rd 707 Fort Myers, FL 33912-2532
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-8340897
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2019
Total area
1,867 SF
Lot
0.05 ac (2,108 SF)
APN
04-46-25-06-00007.0707
UPID
US18-8340897
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
-
Prima Building Systems LLC Construction Company General Contractor
-
Washlinc, LLC Distribution Center Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$574k
Blend (final)
Blend
$575k
Owner & transaction history
Vbc Unlimited LLC · 5 yrs held
Vbc Unlimited LLC
since 2020
Last sale
$606,800
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$940,000
+68.7%
Commercial (general)
$670,000
+20.5%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$555,000
Current use
WAREHOUSE, STORAGE
$940,000
Change: +69% · Conversion: Easy
COMMERCIAL (GENERAL)
$670,000
Change: +21% · Conversion: Difficult
MEDICAL BUILDING
$495,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$485,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $607k (Nov 20 2020)
Last sale anchor
$607k
Nov 20 2020
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
$308 / 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
$2,802
Tax year 2023
Assessed value
$199,524
Assessed 2023
Previous assessed
$198,570
+0.5% YoY
Effective rate
1.40%
On assessed value
Assessed improvement
$199,524
Improvement market value
$199,524
Total market value
$199,524
Applied tax rate
71.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2019
Heating
NONE
Stories
1
Bathrooms
4
Total area
1,867 SF
Lot
0.05 ac (2,108 SF)
APN
04-46-25-06-00007.0707
UPID
US18-8340897
Jurisdiction
LEE
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$555,000
WAREHOUSE, STORAGE
Est. value
$940,000
COMMERCIAL (GENERAL)
Est. value
$670,000
MEDICAL BUILDING
Est. value
$495,000
RETAIL STORES
Est. value
$485,000
INDUSTRIAL (GENERAL) Current
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
2019
Heating
NONE
Stories
1
Bathrooms
4
Lot
0.05 ac
Current owner
From public records · entity-resolved
Vbc Unlimited LLC
Entity
Mailing address
19662 LOST CRK DR, ESTERO, FL 33967-5539
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Nov 20, 2020
$606,800
Vbc Unlimited LLC
Just One More 4cm LLC
Warranty Deed
$373,584 · Achieva Cu
Jan 21, 2020
$950,000
Just One More 4cm LLC
Abp567 LLC
Warranty Deed
—
Aug 14, 2017
$500,000
Abp567 LLC
Alico Road Business Park LP
Warranty Deed
—
Jul 18, 2017
—
Alico Road Business Park LP
—
Loan Modification
related
$2,565,531 · Montgomery Bk
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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