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Property profile & analytics
FOR SALE
Bowling alleys
17651 San Carlos Blvd Fort Myers Beach, FL 33931
Individually Owned
5-yr Hold
Free & Clear
Property ID
US18-0945586
For Sale
$4,250,000
17651 San Carlos Blvd, Fort Myers Beach, FL 33931
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Property summary
AI-generated overview
This exceptional 13,250 square foot building sits on a sprawling 2.23-acre lot in Fort Myers Beach, Florida, offering unparalleled versatility and prime waterfront access. Located at 17651 San Carlos Blvd, zip code 33931, this property is zoned C-2 (Lee County) and currently vacant, presenting a blank canvas for a diverse range of development opportunities. The existing structure provides ample space for various uses, including office, retail, or a combination thereof. The expansive lot allows for significant expansion or additional parking. This property is particularly attractive for developers due to its eligibility under the Live Local Act, permitting up to 28-story multifamily redevelopment. Adding to its unique appeal, the property boasts Gulf access with two existing dock slips and the potential to add two more. This exceptional location, combined with its zoning and development potential, makes this a truly rare and highly desirable investment opportunity. The asking price is $4,250,000.
Property profile
Verified
Property type
Bowling alleys
Use group
BOWLING ALLEY
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
14,420 SF
Lot
2.06 ac (89,819 SF)
Zoning code
C-2
APN
07-46-24-01-00007.001A
UPID
US18-0945586
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
$1.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.30M
Owner & transaction history
Robert Dullard · 5 yrs held
Robert Dullard
since 2020
Last sale
$1.3M
4 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
$1,580,000
ML approach
$1,545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±10% · vs last sale $1.30M (Aug 14 2020)
Last sale anchor
$1.30M
Aug 14 2020
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
$90 / 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
$17,609
Tax year 2023
Assessed value
$1,170,400
Assessed 2023
Previous assessed
$1,164,071
+0.5% YoY
Effective rate
1.50%
On assessed value
Assessed land
$808,527
Assessed improvement
$361,873
Land market value
$808,527
Improvement market value
$361,873
Total market value
$1,170,400
Applied tax rate
275.0000
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
Bowling alleys
Use group
BOWLING ALLEY
Status
For Sale
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
14,420 SF
Lot
2.06 ac (89,819 SF)
Zoning code
C-2
APN
07-46-24-01-00007.001A
UPID
US18-0945586
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.
Building & site characteristics
From public records
Year built
1962
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.06 ac
Current owner
From public records · entity-resolved
Robert Dullard
Individual
Free & Clear · 5 yrs held
Mailing address
PO BOX 2695, FORT MYERS BEACH, FL 33932-2695
Ownership since
2020
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
Aug 14, 2020
$1,300,000
Robert Dullard
Mary A Mccarthy
Grant Deed
—
Nov 29, 1999
$1,100,000
William Maurer
Mccarthy,burton J & Mary A
Grant Deed
$274,000 · Suntrust Bank Southwest Fl
—
—
William Maurer
—
Deed Of Trust
related
$249,700 · Us Small Business Admn
—
—
William Maurer
—
Deed Of Trust
related
$196,644 · Mccarthy Family Trust (pt)
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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