Entity Owned Property summary
AI-generated overview
Kelly Crossing, located at 16120 San Carlos Blvd in Fort Myers, FL, offers a prime retail opportunity in a high-traffic area leading to Fort Myers Beach. This single-story, Class B shopping center boasts approximately 15,100 vehicles per day passing by its significant frontage and pylon signage. Three units are available: Unit 10A, a 1,514 square foot vanilla shell space
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
25,058 SF
Lot
3.34 ac (145,665 SF)
Zoning code
CPD
APN
06-46-24-00-00003.008A
UPID
US18-0765121
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
-
Spa & Massage Center
-
Theater & Performing Art Venue
-
Cafe & Coffee Shop
-
Hair Salon
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.09M
Blend (final)
Blend
$3.02M
Owner & transaction history
since 2022
7 recorded transactions
Zoning & alternative use
CPD · Fort Myers, FL
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.02M
Value range
$2.71M – $3.32M
±10% around blend
Estimated value / SF
$120 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$2.71M
blend $3.02M
$3.32M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,058 SF
Lot area
3.34 ac
Year built
2003
Stories
1
APN
06-46-24-00-00003.008A
Zoning
CPD
Assessed value
$4,248,266
Annual tax
$58,598
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$4.09M
Range $3.64M – $9.71M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.02M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 55 sales
$236
-49%
County 133 sales
$342
-65%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $120/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
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: replacement-cost inputs are not on file.
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
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.25M
Move the market yield to see immediate price impact.
Value / SF
$170
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
5.00%7.00%9.00%
$268k
$5.35M
$3.82M
$2.97M
$297k
$5.95M
$4.25M
$3.30M
$327k
$6.54M
$4.67M
$3.63M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$58,598
Tax year 2023
Assessed value
$4,248,266
Assessed 2023
Previous assessed
$3,683,680
+15.3% YoY
Effective rate
1.38%
On assessed value
Assessed land
$2,162,251
Assessed improvement
$2,086,015
Land market value
$2,162,251
Improvement market value
$2,086,015
Total market value
$4,248,266
Applied tax rate
68.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
NONE
Stories
1
Total area
25,058 SF
Lot
3.34 ac (145,665 SF)
Zoning code
CPD
APN
06-46-24-00-00003.008A
UPID
US18-0765121
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers, FLZoning CPD · permitted uses
CPD · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
2003
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
3.34 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CPD
Jurisdiction
Fort Myers, FL
Recorded code
CPD
Ownership Intelligence
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
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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