For Lease
1 / 13
Contact for pricing
1681 Benchmark Ave, Fort Myers, FL 33905
View Listing →
Estimated value (blended)
$2.24M
Range $2.01M – $2.46M (±10%)
Property ID
US18-4611116
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1997
Construction
STEEL FRAME
Total area
1,500 SF
Lot
1.89 ac (82,328 SF)
Zoning code
IL
APN
16-44-25-P4-00400.0030
UPID
US18-4611116
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Electronic Engineering Service
-
General Contractor
-
Engineer
-
Hardware & Home Improvement Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.24M
Owner & transaction history
since 2023
Last sale
$2.8M
2 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Zoning description
The IL District is established in order to protect light industrial uses, promote and protect future development of the district in light industrial usage.
General category
INDUSTRIAL
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.
17% off on annual
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 11 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$2.24M
Value range
$2.01M – $2.46M
±10% around blend
Estimated value / SF
$1,490 / SF
Confidence
High
11 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$2.01M
blend $2.24M
$2.46M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,500 SF
Lot area
1.89 ac
Year built
1997
Stories
1
APN
16-44-25-P4-00400.0030
Assessed value
$1,836,240
Annual tax
$22,667
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
$22,667
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$338k
Weighted, 11 comps · high confidence
Evidence
11 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.2 mi away · 1,439 SF
4.9 mi away · 1,897 SF
6.0 mi away · 1,627 SF
7.6 mi away · 1,536 SF
7.6 mi away · 1,536 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.24M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 37 sales
$248
+501%
Submarket 498 sales
$190
+686%
County 735 sales
$205
+628%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $1,490/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
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 11 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
161,094.12%
Selected cap rate for this warehouses
Derived from the Fort Myers market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$27k *
Last sale · Jun 2023
$2.85M
* 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$16
Move the market yield to see immediate price impact.
Value / SF
$0
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
161,093.62%161,094.12%161,094.62%
$25k
$15
$15
$15
$27k
$17
$16
$16
$30k
$18
$18
$18
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
11 found
High confidence · county-verified
Closest comparable
$305k
1.3 mi · Sep 2025 · $204/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$22,667
Tax year 2023
Assessed value
$1,836,240
Assessed 2023
Previous assessed
$1,204,451
+52.5% YoY
Effective rate
1.23%
On assessed value
Assessed land
$572,858
Assessed improvement
$1,263,382
Land market value
$572,858
Improvement market value
$1,263,382
Total market value
$1,836,240
Applied tax rate
90.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1997
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Bathrooms
1
Total area
1,500 SF
Lot
1.89 ac (82,328 SF)
Zoning code
IL
APN
16-44-25-P4-00400.0030
UPID
US18-4611116
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FLZoning IL · permitted uses
IL · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The IL District is established in order to protect light industrial uses, promote and protect future development of the district in light industrial usage.
General category
INDUSTRIAL
Building & site characteristics
From public records
Year built
1997
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
1.89 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
IL
INDUSTRIAL
Jurisdiction
Fort Myers, FL
Recorded code
IL
Official district
IL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IL in Fort Myers, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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 · 5 · 30 · 100 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?”
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
