Entity Owned Property summary
AI-generated overview
This exceptional 5.21-acre waterfront property in Fort Myers, Florida, presents a rare investment opportunity. Currently operating as a thriving full-service marina, it boasts 22 wet slips and 56 dry slips, along with a 550 sq. ft. Creek Shack offering fuel, bait, food, and drinks. The property includes a large open-air pavilion and benefits from a 2-COP liquor license for beer and wine sales. Zoned CM & AG-2, the property features unique grandfathered entitlements allowing for both marina and residential uses. The 4.7 upland acres and 0.5 submerged acres are situated on Mullock Creek Lane (APN: 18-46-25-00-00020.0100 and 18-46-25-00-00020.0110), offering significant development potential in a highly desirable Southwest Florida location. The asking price is $4,500,000. This mixed-use asset is ideal for investors seeking a profitable, established business with significant upside. The property's location in Lee County, Florida, zip code 33908, ensures easy access to local amenities and attractions.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1924
Construction
FRAME
Total area
212 SF
Lot
3.57 ac (155,424 SF)
Zoning code
CM CM AG-2 CM
APN
18-46-25-00-00020.0100
UPID
US18-4070146
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
-
Hardware & Home Improvement HVAC Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$60k
Owner & transaction history
since 2008
6 recorded transactions
Zoning & alternative use
CM CM AG-2 CM · Fort Myers, FL
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$60k
Value range
$54k – $66k
±10% around blend
Estimated value / SF
$283 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
$54k
blend $60k
$66k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
212 SF
Lot area
3.57 ac
Year built
1924
Stories
1
APN
18-46-25-00-00020.0100
Zoning
CM CM AG-2 CM
Assessed value
$946,172
Annual tax
$7,923
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Too few qualifying comparables for a sales-approach estimation.
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$60k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 121 sales
$260
+9%
County 266 sales
$314
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $283/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
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$946k
Move the market yield to see immediate price impact.
Value / SF
$4,463
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
5.00%7.00%9.00%
$60k
$1.19M
$852k
$662k
$66k
$1.32M
$946k
$736k
$73k
$1.46M
$1.04M
$810k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$7,923
Tax year 2023
Assessed value
$946,172
Assessed 2023
Previous assessed
$847,402
+11.7% YoY
Effective rate
0.84%
On assessed value
Assessed land
$592,634
Assessed improvement
$353,538
Land market value
$592,634
Improvement market value
$353,538
Total market value
$946,172
Applied tax rate
71.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1924
Construction
FRAME
Heating
NONE
Cooling
NONE
Buildings
6
Stories
1
Bathrooms
22
Total area
212 SF
Lot
3.57 ac (155,424 SF)
Zoning code
CM CM AG-2 CM
APN
18-46-25-00-00020.0100
UPID
US18-4070146
Jurisdiction
LEE
Zoning & alternative use
CM CM AG-2 CM · Fort Myers, FLZoning CM CM AG-2 CM · permitted uses
CM CM AG-2 CM · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1924
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
6
Bathrooms
22
Lot
3.57 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
CM CM AG-2 CM
Jurisdiction
Fort Myers, FL
Recorded code
CM CM AG-2 CM
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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