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Property profile & analytics
OFF-MARKET
Estimated value
$1,730,000
Distribution centers
1755 Benchmark Ave, Fort Myers, FL 33905-4999
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US18-5115593
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
2004
Construction
STEEL FRAME
Total area
11,464 SF
Lot
3.32 ac (144,619 SF)
Zoning code
IL IL
APN
16-44-25-P4-00300.009C
UPID
US18-5115593
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
-
Chris McBride Alpha Foundations Home Help
-
Alpha Foundations Construction Company General Contractor
-
Alpha Foundations - Fort Myers Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.80M
Comparable Approach
Comparable
$1.18M
Blend (final)
Blend
$1.73M
Owner & transaction history
Commercial Props-ft Myers LLC · 20 yrs held
Commercial Props-ft Myers LLC
since 2005
3 recorded transactions
Zoning & alternative use
IL IL · Fort Myers, 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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,950,000
6.5%
$1,800,000
7%
$1,670,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,840,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,710,000
Change: -5% · Conversion: Moderate
Blend value · Realmo final
$1.73M
Range $1.56M – $1.90M · ±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
$151 / 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
$24,353
Tax year 2023
Assessed value
$1,928,148
Assessed 2023
Previous assessed
$1,264,761
+52.5% YoY
Effective rate
1.26%
On assessed value
Assessed land
$740,871
Assessed improvement
$1,187,277
Land market value
$740,871
Improvement market value
$1,187,277
Total market value
$1,928,148
Applied tax rate
90.0000
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
2004
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
2
Total area
11,464 SF
Lot
3.32 ac (144,619 SF)
Zoning code
IL IL
APN
16-44-25-P4-00300.009C
UPID
US18-5115593
Jurisdiction
LEE
Zoning & alternative use
IL IL · Fort Myers, FL
Zoning IL IL · permitted uses
IL IL · 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
WAREHOUSE, STORAGE Current
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
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
2004
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
3.32 ac
Current owner
From public records · entity-resolved
Commercial Props-ft Myers LLC
Entity
Mailing address
PO BOX 210999, MONTGOMERY, AL 36121-0999
Ownership since
2005
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
Oct 18, 2005
$1,650,000
Commercial Props-ft Myers LLC
Capital Inv Corp Of Sw Florida
Warranty Deed
$1,423,750 · Compass Bank
—
—
Commercial Properties-fort Mye
—
Deed Of Trust
related
$1,615,000 · Regions Bank
—
—
Commercial Properties-fort Mye
—
Deed Of Trust
related
$261,000 · Commercial Properties-orlando
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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