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Property profile & analytics
FOR SALE
Strip malls
17260 San Carlos Blvd Fort Myers Beach, FL 33967
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3963697
For Sale
1 / 14
$3,110,000
17260 San Carlos Blvd, Fort Myers Beach, FL 33967
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
12,028 SF
Lot
6.65 ac (289,674 SF)
Zoning code
C-2
APN
07-46-24-00-00001.1000
UPID
US18-3963697
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.94M
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$3.11M
Owner & transaction history
Nobler Ctr Indian Creek Fl LLC · 4 yrs held
Nobler Ctr Indian Creek Fl LLC
since 2022
3 recorded transactions
Zoning & alternative use
C-2 · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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%
$3,185,000
6.5%
$2,940,000
7%
$2,730,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$4,110,000
Current use
RETAIL STORES
$3,780,000
Change: -8% · Conversion: Easy
OFFICE BUILDING
$3,485,000
Change: -15% · Conversion: Moderate
MEDICAL BUILDING
$3,440,000
Change: -16% · Conversion: Difficult
Blend value · Realmo final
$3.11M
Range $2.80M – $3.42M · ±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
$259 / 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
$42,816
Tax year 2023
Assessed value
$5,793,490
Assessed 2023
Previous assessed
$3,523,936
+64.4% YoY
Effective rate
0.74%
On assessed value
Assessed land
$5,793,480
Assessed improvement
$10
Land market value
$5,793,480
Improvement market value
$10
Total market value
$5,793,490
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Sale
Year built
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
12,028 SF
Lot
6.65 ac (289,674 SF)
Zoning code
C-2
APN
07-46-24-00-00001.1000
UPID
US18-3963697
Jurisdiction
LEE
Zoning & alternative use
C-2 · Fort Myers Beach, FL
Zoning C-2 · permitted uses
C-2 · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$4.1M
RETAIL STORES
Est. value
$3.8M
OFFICE BUILDING
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
OFFICE BUILDING
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
1986
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
6.65 ac
Current owner
From public records · entity-resolved
Nobler Ctr Indian Creek Fl LLC
Entity
Free & Clear · 4 yrs held
Mailing address
4280 PROFESSIONAL CTR DR, PALM BEACH GARDENS, FL 33410-4280
Ownership since
2022
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
Jan 3, 2022
—
Nobler Ctr Indian Creek Fl LLC
Eric D Howell
Special Warranty Deed
—
Jan 21, 2015
$2,600,000
230 Beach Street Land Trust
Indian Creek Associates Ltd
Trustees Deed
$1,950,000 · Englewood Bk & Tr
—
—
Indian Creek Associates Ltd
—
Deed Of Trust
related
$132,515 · Standard Insurance Co
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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