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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Office buildings
16360 Innovation Ln 104 Fort Myers, FL 33913-8791
Entity Owned
1-yr Hold
Free & Clear
Property ID
US18-8172136
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2022
Total area
2,764 SF
APN
07-46-26-L3-1500C.0104
UPID
US18-8172136
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
$830k
CAP Approach
CAP
$780k
Comparable Approach
Comparable
$542k
Blend (final)
Blend
$830k
Owner & transaction history
Park Bay Holding · 1 yrs held
Park Bay Holding
since 2024
Last sale
$829,900
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$990,000
+19.2%
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
$830,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$845,000
6.5%
$780,000
7%
$725,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$830,000
Current use
COMMERCIAL (GENERAL)
$990,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$735,000
Change: -12% · Conversion: Easy
RETAIL STORES
$720,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $830k (Aug 28 2024)
Last sale anchor
$830k
Aug 28 2024
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
$300 / 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
$1,046
Tax year 2023
Assessed value
$70,268
Assessed 2023
Previous assessed
$70,268
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed improvement
$70,268
Improvement market value
$70,268
Total market value
$70,268
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2022
Total area
2,764 SF
APN
07-46-26-L3-1500C.0104
UPID
US18-8172136
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
$830,000
COMMERCIAL (GENERAL)
Est. value
$990,000
MEDICAL BUILDING
Est. value
$735,000
RETAIL STORES
Est. value
$720,000
OFFICE BUILDING Current
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
2022
Current owner
From public records · entity-resolved
Park Bay Holding
Entity
Free & Clear · 1 yrs held
Mailing address
1820 N CORPORATE LKS BLVD STE #109, WESTON, FL 33326-3268
Ownership since
2024
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
Aug 28, 2024
$829,900
Park Bay Holding
Itec K Realty LLC
Special Warranty Deed
—
Feb 1, 2024
$875,000
Itec K Realty LLC
Dojo Mannix Group LLC
Warranty Deed
—
Nov 23, 2022
$875,000
Dojo Mannix Group LLC
Itec K Realty LLC
Special Warranty Deed
$675,000 · Itec K Realty LLC
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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