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Property profile & analytics
OFF-MARKET
Estimated value
$1,885,000
Office buildings
1648 Periwinkle Way Sanibel, FL 33957-4406
Individually Owned
Free & Clear
Property ID
US18-2848150
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1987
Construction
CONCRETE
Total area
8,731 SF
Lot
1.34 ac (58,460 SF)
APN
25-46-22-T2-00010.0000
UPID
US18-2848150
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
-
Heidrick & Co. Insurance and Risk Management Services Insurance Agency
-
Henderson Franklin Law Firm
-
Sanibel Holiday: Guest Welcome Center Travel Agency
-
Sanibel Island Insurance Insurance Agency
-
Hayes Clinical Laboratory Medical Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.46M
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.89M
Owner & transaction history
Caroline Moore Strom Revocable Trus
Caroline Moore Strom Revocable Trus
since 2025
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.0M
+18.0%
Retail stores
$2.7M
+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%
$2,665,000
6.5%
$2,460,000
7%
$2,285,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,530,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,985,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$2,745,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$2,495,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$1.89M
Range $1.70M – $2.07M · ±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
$216 / 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
$16,320
Tax year 2023
Assessed value
$1,109,581
Assessed 2023
Previous assessed
$2,136,431
-48.1% YoY
Effective rate
1.47%
On assessed value
Assessed land
$1,109,571
Assessed improvement
$10
Land market value
$1,109,571
Improvement market value
$10
Total market value
$1,109,581
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
1987
Construction
CONCRETE
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
8,731 SF
Lot
1.34 ac (58,460 SF)
APN
25-46-22-T2-00010.0000
UPID
US18-2848150
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
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.0M
RETAIL STORES
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.5M
OFFICE BUILDING Current
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
1987
Construction
CONCRETE
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
1.34 ac
Current owner
From public records · entity-resolved
Caroline Moore Strom Revocable Trus
Individual
Free & Clear · 0 yrs held
Mailing address
4502 GRANITE SPGS DR, COLUMBIA, MO 65203-7313
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2025
—
Caroline Moore Strom Revocable Trus
Caroline Elizabeth Strom
Deed
related
—
Feb 14, 2023
—
Caroline Elizabeth Strom
Caroline Elizabeth Strom
Intrafamily Transfer
related
—
Feb 2, 2023
—
Caroline Elizabeth Strom
Caroline Elizabeth Strom
Intrafamily Transfer
related
—
Jul 28, 2017
—
Moore,dorothy M Trust
Moore,dorothy M
Quit Claim Deed
related
—
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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