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Property profile & analytics
FOR SALE
Gas stations
18901 San Carlos Blvd Fort Myers Beach, FL 33931
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-0104787
For Sale
$4,000,000
18901 San Carlos Blvd, Fort Myers Beach, FL 33931
View Listing →
Property summary
AI-generated overview
This exceptional 1.05-acre commercial waterfront property in Fort Myers Beach, Florida, presents a rare investment opportunity. Located on San Carlos Boulevard, the main artery serving Fort Myers Beach, this high-profile site boasts nearly 200 feet of waterfront access, suitable for dockage accommodating 6-12 boats with approximately 5-foot draft. The property is conveniently situated adjacent to the San Carlos Island bridge and just one mile from Fort Myers Beach, ensuring high visibility and accessibility. With an impressive 22,000 AADT (2021), all vehicles traveling to Fort Myers Beach pass this location. The site benefits from C-2 zoning, permitting a wide range of uses including restaurants, boat sales, repairs, rentals, and more. While a previous 12,000 square foot building was storm-damaged and is being removed, this presents a blank canvas for development. The seller may consider a long-term land lease at $21,000 per month. Fort Myers Beach is poised for significant redevelopment, making this a strategic investment in a rapidly growing area. The property offers access from both northbound and southbound traffic on San Carlos Boulevard. The asking price is $4,000,000.
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1942
Construction
FRAME
Total area
9,196 SF
Lot
1.01 ac (44,083 SF)
Zoning code
C-2 C-2
APN
18-46-24-00-00003.0000
UPID
US18-0104787
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
-
Jason Gallini - Sanibel Yacht and Slip (Bike/Boat/Book/etc) Store
-
Page Marine Group (Bike/Boat/Book/etc) Store
-
Worldwide Yacht Sales Inc. (Bike/Boat/Book/etc) Store
-
H&S Marina Boat Dealer Boat Rental Service
-
The Bravo Shop (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.08M
Owner & transaction history
H&s Marina Properties LLC · 4 yrs held
H&s Marina Properties LLC
since 2021
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
C-2 C-2 · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.1M
+18.6%
Retail stores
$2.9M
+9.1%
Office building
$2.7M
+0.6%
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
$3,040,000
ML approach
$3,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$2,650,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,140,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$2,890,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$2,665,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$2,630,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$3.08M
Range $2.77M – $3.38M · ±10% · vs last sale $3.10M (Nov 12 2021)
Last sale anchor
$3.10M
Nov 12 2021
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
$334 / 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
$42,052
Tax year 2023
Assessed value
$2,854,673
Assessed 2023
Previous assessed
$2,861,327
-0.2% YoY
Effective rate
1.47%
On assessed value
Assessed land
$2,854,663
Assessed improvement
$10
Land market value
$2,854,663
Improvement market value
$10
Total market value
$2,854,673
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
For Sale
Year built
1942
Construction
FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
2
Total area
9,196 SF
Lot
1.01 ac (44,083 SF)
Zoning code
C-2 C-2
APN
18-46-24-00-00003.0000
UPID
US18-0104787
Jurisdiction
LEE
Zoning & alternative use
C-2 C-2 · Fort Myers Beach, FL
Zoning C-2 C-2 · permitted uses
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
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
SERVICE STATION (FULL SERVICE) Current
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.1M
RETAIL STORES
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.6M
SERVICE STATION (FULL SERVICE) Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
OFFICE BUILDING
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
1942
Construction
FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
1.01 ac
Current owner
From public records · entity-resolved
H&s Marina Properties LLC
Entity
Mailing address
18901 SAN CARLOS BLVD, FORT MYERS BEACH, FL 33931-2368
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 12, 2021
$3,100,000
H&s Marina Properties LLC
18901 San Carlos LLC
Warranty Deed
$2,660,000 · 18901 San Carlos LLC
Jul 27, 2016
—
San Carlos LLC
—
Deed
related
$400,000 · Encore Bank NA
Nov 18, 2013
$750,000
18901 San Carlos LLC
Lakeside Properties LLC
Warranty Deed
$650,000 · Encore Bank
Jun 25, 2013
$700,000
Lakeside Properties LLC
Clausen,dean R Coc
Trustees Deed
related
—
Mar 31, 2009
—
Dean R Clausen
—
Trustees Deed
related
$2,220,037 · Bridgenorth Properties LLC
Mar 25, 2003
$2,300,000
Dean R Clausen
Carslake,murray
Grant Deed
$2,307,275 · Murray Carslake
Aug 12, 1997
$1,021,000
H W R INC
Barnes,linda
Grant Deed
—
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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