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Property profile & analytics
OFF-MARKET
Estimated value
$2,040,000
Office buildings
1630 Periwinkle Way Sanibel, FL 33957-4410
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US19-0361221
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,809 SF
Lot
0.89 ac (38,953 SF)
APN
25-46-22-T2-00013.0010
UPID
US19-0361221
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
-
Island Rental Services (Bike/Boat/Book/etc) Store Rental Equipment Company
-
Hionedes Chris DDS Dental Office
-
Dan Hahn Custom Builders Construction Company
-
Harrell • Tolp • Albright Team - Pfeifer Realty Group Real Estate Agency
-
Island Dental: Matthew Davis Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.64M
Comparable Approach
Comparable
$2.44M
Blend (final)
Blend
$2.04M
Owner & transaction history
1630 Periwinkle Way LLC · 10 yrs held
1630 Periwinkle Way LLC
since 2016
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+99.7%
Neighborhood: shopping center
$2.0M
+18.0%
Retail stores
$1.8M
+8.5%
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 Sanibel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanibel 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%
$1,775,000
6.5%
$1,640,000
7%
$1,520,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,680,000
Current use
RESTAURANT
$3,360,000
Change: +100% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,985,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,825,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$1,660,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$2.04M
Range $1.84M – $2.24M · ±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
$351 / 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
$23,641
Tax year 2023
Assessed value
$2,217,176
Assessed 2023
Previous assessed
$2,217,176
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,175,827
Assessed improvement
$1,041,349
Land market value
$1,175,827
Improvement market value
$1,041,349
Total market value
$2,217,176
Applied tax rate
10.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
5,809 SF
Lot
0.89 ac (38,953 SF)
APN
25-46-22-T2-00013.0010
UPID
US19-0361221
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
OFFICE BUILDING Current
Est. value
$1.7M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.7M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1978
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
0.89 ac
Current owner
From public records · entity-resolved
1630 Periwinkle Way LLC
Entity
Mailing address
1630 PERIWINKLE WAY STE #1, SANIBEL, FL 33957-4410
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2025
—
1630 Periwinkle Way LLC
—
Deed
related
$350,000 · Sanibel Captiva Community Bank
May 12, 2016
$1,000,000
1630 Periwinkle Way LLC
Sanibel Plaza LLC
Warranty Deed
—
Jul 20, 2004
$817,500
Sanibel Plaza LLC
Jenks,bert L
Warranty Deed
—
—
—
Richard P Mccurry
—
Deed Of Trust
related
$57,700 · Us Small Business Admn
—
—
Sanibel Plaza LLC
—
Deed Of Trust
related
$159,000 · Edison National Bank
—
—
Sanibel Plaza LLC
—
Deed Of Trust
related
$200,000 · Jeffrey W Leasure
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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