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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Office buildings
17810 San Carlos Blvd Fort Myers Beach, FL 33931-3027
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-5201301
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
3,429 SF
Lot
1.02 ac (44,250 SF)
Zoning code
C-2
APN
07-46-24-00-00013.1010
UPID
US18-5201301
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
-
Ral Resort Property Management Inc Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$965k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$970k
Owner & transaction history
Mountain House LLC · 3 yrs held
Mountain House LLC
since 2022
7 recorded transactions
Zoning & alternative use
C-2 · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+18.0%
Retail stores
$1.1M
+8.5%
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%
$1,050,000
6.5%
$965,000
7%
$900,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$995,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,170,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,075,000
Change: +8% · Conversion: Moderate
MEDICAL BUILDING
$980,000
Change: -1% · Conversion: Easy
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±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
$283 / 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
$11,171
Tax year 2023
Assessed value
$926,161
Assessed 2023
Previous assessed
$926,161
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$573,126
Assessed improvement
$353,035
Land market value
$573,126
Improvement market value
$353,035
Total market value
$926,161
Applied tax rate
75.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
3,429 SF
Lot
1.02 ac (44,250 SF)
Zoning code
C-2
APN
07-46-24-00-00013.1010
UPID
US18-5201301
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
OFFICE BUILDING Current
Est. value
$995,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
RETAIL STORES
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$980,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.02 ac
Current owner
From public records · entity-resolved
Mountain House LLC
Entity
Free & Clear · 3 yrs held
Mailing address
17810 SAN CARLOS BLVD, FORT MYERS BEACH, FL 33931-3027
Mailing matches property
Yes
Owner-occupied
Yes
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
$100,000
Mountain House LLC
Hunter D Murphy
Warranty Deed
—
Sep 11, 2013
$535,000
Ral Resort Property Management INC
Boston Coffee INC
Warranty Deed
$428,000 · First Citizens Bank & Trust Co
Mar 5, 2012
—
Boston Coffee INC
—
Deed Of Trust
related
$3,250,000 · Jcm Ft Myers Acquisitions LLC
Mar 2, 2012
—
Boston Coffee INC
—
Deed Of Trust
related
$5,000,000 · Synovus Bank
Jun 2, 2011
—
Boston Coffee INC
—
Deed Of Trust
related
$8,000,000 · Jcm Ft Myers Acquisitions LLC
Oct 28, 2005
—
Boston Coffee INC
—
Trustees Deed
related
$1,040,000 · Florida Gulf Bank
Oct 8, 2003
$300,000
Boston Coffee INC
S W F Sanibel INC
Grant Deed
$240,000 · Premier Community Bank Sw Fl
Jul 27, 1999
$132,500
Swf Land Management INC
Carlos H Frizone Trustee
Grant Deed
$99,375 · Seller
Dec 29, 1998
$130,000
Carlos H Frizone Trustee
Moldovsky,nathan
Grant Deed
—
Dec 24, 1997
$19,120
Nathan Moldovsky
Investors Capital Corp
Grant Deed
—
—
—
Boston Coffee INC
—
Deed Of Trust
related
$1,800,000 · Northern Bank & Trust
—
—
Boston Coffee INC
—
Deed Of Trust
related
$4,100,000 · Northern Bank & Trust
—
—
Boston Coffee INC
—
Deed Of Trust
related
$3,800,000 · Northern Bank & Trust
—
—
Boston Coffee INC
—
Deed Of Trust
related
$3,160,000 · Sovereign Bank
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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