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    16640 Mcgregor Blvd Fort Myers, FL 33908-3810
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    Property profile & analytics

    16640 Mcgregor Blvd, Fort Myers, FL 33908-3810

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    • Retail space
    • 816 SF
    • 0.26 lot acres
    Off-Market
    Last Sale May 12, 2025
    Property ID
    US18-5360223
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Catch'um Bait & Tackle / (Bike/Boat/Book/etc) Store

    Property Details for 16640 Mcgregor Blvd

    Year built
    1956
    Construction
    FRAME
    Lot size
    0.26 lot acres
    Zone code
    C-1A
    Property type
    Retail space
    APN
    01-46-23-00-00015.0050
    APU
    1462300000150050

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    May 12, 2025 — Mcgregor Park Plaza INC Keohane INC Warranty Deed —

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.9655
    Latitude
    26.5019
    CBSA code
    15980
    CBSA name
    CAPE CORAL-FORT MYERS, FL METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2023
    $1,876
    $103,104
    $61,739
    $164,843
    -
    $103,104
    $61,739
    $164,843

    Comparable in this City

    • Value Estimation
      $1,975,000
      18,000 SF

      15418 Tamiami Trl

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    • Value Estimation
      $1,445,000
      6,712 SF

      11591 Gladiolus Dr

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      11591 Gladiolus Dr, Fort Myers, FL 33908-4562
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    • Value Estimation
      $3,435,000
      32,764 SF

      16025 San Carlos Blvd

      RETAIL STORES (PERSONAL SERVICES)
      16025 San Carlos Blvd, Fort Myers, FL 33908-3304
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    • Value Estimation
      $1,430,000
      1,004 SF

      19451 Tamiami Trl, Unit 101

      RETAIL STORES (PERSONAL SERVICES)
      19451 Tamiami Trl, Fort Myers, FL 33908-4817
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    • Value Estimation
      $1,430,000
      1,476 SF

      19451 Tamiami Trl, Unit 105

      RETAIL STORES (PERSONAL SERVICES)
      19451 Tamiami Trl, Fort Myers, FL 33908-4817
      View Details
    • Value Estimation
      $540,000
      3,260 SF

      16842 Mcgregor Blvd

      RETAIL STORES (PERSONAL SERVICES)
      16842 Mcgregor Blvd, Fort Myers, FL 33908-3713
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      3,048 SF

      Retail Strip Center For Sale

      Neighborhood retail/flex strip center with high visibility and frontage.
      16120-16200 San Carlos Blvd, Fort Myers, FL 33908
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    • $885,000
      3,000 SF

      Commercial Building on San Carlos Boulevard

      High-visibility commercial building ready for custom build-out in Fort Myers.
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      Retail Pads and In-Line Space

      Flexible retail leasing options include in-line suites and standalone pads suitable for a variety of concepts.
      15291 Mcgregor Blvd, Fort Myers, FL 33908
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    • Contact for pricing

      Fully Renovated Retail/Office Building

      A fully renovated 19,000 SF space combining retail/office use with storage, offering flexibility for a range of tenants.
      16731 Mcgregor Blvd, Fort Myers, FL 33908
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    • Contact for pricing

      Street Retail Building Opportunity

      Versatile street retail space offers flexible sizing for businesses seeking prominent storefront presence in Fort Myers.
      15675 Mcgregor Blvd, Fort Myers, FL 33908
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      5,398 SF

      Restaurant Redevelopment Opportunity in Fort Myers

      Freestanding restaurant on 1.51 acres in HealthPark Medical District.
      9001 Park Royal Dr, Fort Myers, FL 33908
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    Similar Nearby for Lease

    • Contact for pricing
      817 SF

      Retail Space For Lease

      Retail space with frontage and ample parking available for lease.
      11571 Gladiolus Dr, Fort Myers, FL 33908
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    • Contact for pricing
      10,000 SF

      Retail Space with Prominent Signage

      Retail space with high visibility and ample parking.
      11560 Majestic Palms Blvd, Fort Myers, FL 33908
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    • Contact for pricing
      2,000 SF

      Prime Retail/Office/Medical Space Available

      Retail, office, and medical spaces with high visibility frontage.
      16681 Mcgregor Blvd, Fort Myers, FL 33908
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    • Contact for pricing
      4,442 SF

      Retail Space in Target Plaza

      Retail space available in a busy, well-located shopping center.
      11561 Majestic Palms Blvd, Fort Myers, FL 33908
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      11,000 SF

      Retail Space with High Visibility

      Retail space available for rent with excellent visibility.
      15501 Old Mcgregor Blvd, Fort Myers, FL 33908
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    • Contact for pricing
      850 SF

      Retail/Office Space on US41

      Commercial retail or office space on South Tamiami Trail.
      15248 S Tamiami Trl, Fort Myers, FL 33908
      View Details
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    Fort Myers, FL 33908-3810
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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