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Property profile & analytics
OFF-MARKET
Estimated value
$1,260,000
Commercial land
18650 San Carlos Blvd Fort Myers Beach, FL 33931-2361
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-5539506
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1940
Construction
WOOD FRAME
Total area
816 SF
Lot
0.53 ac (23,000 SF)
Zoning code
C-2 C-2 C-2
APN
13-46-23-00-00012.0000
UPID
US18-5539506
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
-
Live Blue Crab Department Store
-
cabbage key restaurant Restaurant
-
Captain Richard Cain & Sons Tour Operator Travel Agency
-
Your Boat Club Fort Myers Boat Club
-
Your Boat Club Fort Myers Beach Boat Club Boat Rental Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.26M
Owner & transaction history
Fort Myers Re LLC · 4 yrs held
Fort Myers Re LLC
since 2022
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
C-2 C-2 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
$1,285,000
ML approach
$1,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.26M
Range $1.13M – $1.39M · ±10% · vs last sale $1.25M (Mar 18 2022)
Last sale anchor
$1.25M
Mar 18 2022
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
$1,544 / 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
$14,781
Tax year 2023
Assessed value
$1,069,514
Assessed 2023
Previous assessed
$1,009,332
+6.0% YoY
Effective rate
1.38%
On assessed value
Assessed land
$1,069,504
Assessed improvement
$10
Land market value
$1,069,504
Improvement market value
$10
Total market value
$1,069,514
Applied tax rate
78.0000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1940
Construction
WOOD FRAME
Heating
NONE
Cooling
WINDOW A/C
Stories
1
Total area
816 SF
Lot
0.53 ac (23,000 SF)
Zoning code
C-2 C-2 C-2
APN
13-46-23-00-00012.0000
UPID
US18-5539506
Jurisdiction
LEE
Zoning & alternative use
C-2 C-2 C-2 · Fort Myers Beach, FLZoning C-2 C-2 C-2 · permitted uses
C-2 C-2 C-2 · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1940
Construction
WOOD FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Fort Myers Re LLC
Entity
Free & Clear · 4 yrs held
Mailing address
10 S 5TH ST STE #110, MINNEAPOLIS, MN 55402-1027
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 2022
$1,250,000
Fort Myers Re LLC
Marina Mikes Boat Club & Rentals Ll
Warranty Deed
—
May 29, 2015
—
Marina Mikes Boat Club & Rent
Marina Mikes Boat Club & Rent
Quit Claim Deed
related
—
Apr 8, 2014
$500,000
Boat Club Oasis
Keagle,calvin
Warranty Deed
—
Aug 29, 2012
$415,000
Keagle Calvin Living Trust
Cain,richard M & Teresa M
Warranty Deed
—
Apr 2, 2004
$337,500
Richard M Cain
Smith,arthur R
Grant Deed
$257,500 · Arthur R Smith
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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