Entity Owned 
For Sale
1 / 16
$369,000
1640 Periwinkle Way,Unit 5, Sanibel, FL 33957
View Listing →
Property summary
AI-generated overview
An updated office condominium unit located on a corner within a five-unit, partially elevated building. The plaza has a recently replaced shingle roof and features firewalls separating the individual office condominium units. Unit 5 is configured with a reception area, three private offices, and a private half bathroom, providing multiple distinct office spaces suitable for professional and service-oriented uses, including medical-adjacent operations. Being positioned at the end of the plaza, the unit has additional windows that increase natural light and provides an enhanced level of privacy. The building offers nearby customer and staff parking for day-to-day access and is situated steps from Jerry’s Foods within a mid-island commercial district characterized by a history of varied businesses.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1978
Total area
1,203 SF
Lot
0.14 ac (6,184 SF)
APN
25-46-22-T2-00900.0050
UPID
US19-0237501
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$230k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$230k
Owner & transaction history
since 2011
7 recorded transactions
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 14 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$230k
Value range
$207k – $253k
±10% around blend
Estimated value / SF
$191 / SF
Confidence
High
14 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
Income certainty
100
$207k
blend $230k
$253k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,203 SF
Lot area
0.14 ac
Year built
1978
Stories
1
APN
25-46-22-T2-00900.0050
Assessed value
$230,285
Annual tax
$3,347
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$3,347
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$520k
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
10.5 mi away · 1,050 SF
11.3 mi away · 870 SF
12.3 mi away · 1,116 SF
12.9 mi away · 1,536 SF
13.2 mi away · 1,007 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$230k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 751 sales
$290
-34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $191/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
Not available
Operating expenses
Modeled
Market rent
Market benchmark
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: income and sales evidence cover the value conclusion.
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
Comparable evidence · 14 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
5.59%
Selected cap rate for this office buildings
Derived from the Sanibel market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.59%
9.0%
NOI (est.)
$21k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$369k
Move the market yield to see immediate price impact.
Value / SF
$307
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
5.09%5.59%6.09%
$19k
$365k
$332k
$305k
$21k
$405k
$369k
$339k
$23k
$446k
$406k
$372k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$160k
8.3 mi · Oct 2025 · $170/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$3,347
Tax year 2023
Assessed value
$230,285
Assessed 2023
Previous assessed
$328,978
-30.0% YoY
Effective rate
1.45%
On assessed value
Assessed improvement
$230,285
Improvement market value
$230,285
Total market value
$230,285
Applied tax rate
10.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1978
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,203 SF
Lot
0.14 ac (6,184 SF)
APN
25-46-22-T2-00900.0050
UPID
US19-0237501
Jurisdiction
LEE
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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?”
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
