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Property profile & analytics
OFF-MARKET
Estimated value
$985,000
Grocery and convenience stores
16450 San Carlos Blvd Fort Myers, FL 33908-3287
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-0360840
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,700 SF
Lot
0.97 ac (42,079 SF)
Zoning code
C-1A
APN
06-46-24-00-00003.001A
UPID
US18-0360840
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
-
Seafood Market Restaurant
-
Bayside Hearing Aid Center Inc Hearing Aid Store Audiologist
-
ice cream Carrusel Grocery & Convenience Store Specialty Food Shop
-
Unbank Bitcoin ATM Atm
-
LibertyX Bitcoin ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.14M
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$985k
Owner & transaction history
Gurave LLC · 5 yrs held
Gurave LLC
since 2020
Last sale
$900,000
3 recorded transactions
Zoning & alternative use
C-1A · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$970,000
+51.8%
Office building
$785,000
+22.7%
Medical building
$720,000
+12.4%
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
$1,220,000
ML approach
$1,140,000
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$610,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$640,000
Current use
COMMERCIAL (GENERAL)
$970,000
Change: +52% · Conversion: Easy
OFFICE BUILDING
$785,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$720,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$705,000
Change: +10% · Conversion: Easy
Blend value · Realmo final
$985k
Range $887k – $1.08M · ±10% · vs last sale $900k (Dec 23 2020)
Last sale anchor
$900k
Dec 23 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
$365 / 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
$9,657
Tax year 2023
Assessed value
$686,273
Assessed 2023
Previous assessed
$596,351
+15.1% YoY
Effective rate
1.41%
On assessed value
Assessed land
$407,998
Assessed improvement
$278,275
Land market value
$407,998
Improvement market value
$278,275
Total market value
$686,273
Applied tax rate
68.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
2,700 SF
Lot
0.97 ac (42,079 SF)
Zoning code
C-1A
APN
06-46-24-00-00003.001A
UPID
US18-0360840
Jurisdiction
LEE
Zoning & alternative use
C-1A · Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$640,000
COMMERCIAL (GENERAL)
Est. value
$970,000
OFFICE BUILDING
Est. value
$785,000
MEDICAL BUILDING
Est. value
$720,000
RETAIL STORES
Est. value
$705,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
0.97 ac
Current owner
From public records · entity-resolved
Gurave LLC
Entity
Mailing address
21530 BELVEDERE LN, ESTERO, FL 33928-7329
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2020
$900,000
Gurave LLC
Shree Gajanan INC
Warranty Deed
$675,000 · First Bank
Jul 22, 2003
$850,000
Shree Gajanan INC
Progressive Oil Co
Grant Deed
$900,000 · Progressive Oil Co
—
—
Shree Gajanan INC
—
Deed Of Trust
related
$150,000 · Petroleum Wholesalers INC
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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