New search
Property profile & analytics
FOR LEASE
Strip malls
2023 Altamont Ave Fort Myers, FL 33901
Entity Owned
8-yr Hold
Free & Clear
Property ID
US18-3576578
For Lease
1 / 2
$25 SF/Yr
2023 Altamont Ave, Fort Myers, FL 33901
View Listing →
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,564 SF
Lot
0.39 ac (17,104 SF)
Zoning code
U-CTR
APN
23-44-24-P2-00005.0010
UPID
US18-3576578
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
-
House of Jewelry and Time (Bike/Boat/Book/etc) Store
-
Lisa Nails Nail Salon
-
Jason J.T. Tone Real Estate Agency
-
First Street Liquors (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
FloHomes HQ Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$880k
Owner & transaction history
Real Sub LLC · 8 yrs held
Real Sub LLC
since 2017
6 recorded transactions
Zoning & alternative use
U-CTR · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$1.3M
+19.4%
Medical building
$1.2M
+12.4%
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 submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers 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%
$1,210,000
6.5%
$1,115,000
7%
$1,035,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,080,000
Current use
RETAIL STORES
$1,290,000
Change: +19% · Conversion: Easy
MEDICAL BUILDING
$1,215,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$950,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$880k
Range $792k – $968k · ±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
$193 / 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
$21,108
Tax year 2023
Assessed value
$1,124,766
Assessed 2023
Previous assessed
$1,242,513
-9.5% YoY
Effective rate
1.88%
On assessed value
Assessed land
$288,796
Assessed improvement
$835,970
Land market value
$288,796
Improvement market value
$835,970
Total market value
$1,124,766
Applied tax rate
91.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Lease
Year built
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
4,564 SF
Lot
0.39 ac (17,104 SF)
Zoning code
U-CTR
APN
23-44-24-P2-00005.0010
UPID
US18-3576578
Jurisdiction
LEE
Zoning & alternative use
U-CTR · Fort Myers, FL
Zoning U-CTR · permitted uses
U-CTR · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.1M
RETAIL STORES
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
OFFICE BUILDING
Est. value
$950,000
NEIGHBORHOOD: SHOPPING CENTER Current
RETAIL STORES
MEDICAL BUILDING
OFFICE 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
2008
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.39 ac
Current owner
From public records · entity-resolved
Real Sub LLC
Entity
Free & Clear · 8 yrs held
Mailing address
PO BOX 32018, LAKELAND, FL 33802-2018
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 21, 2023
—
Square Homes LLC
—
Deed
related
$200,000 · Nalle Grade LLC
Dec 20, 2017
$12,000,000
Real Sub LLC
Bre Throne First Street Villag
Grant Deed
—
Jul 30, 2012
$11,500,000
Bre Throne First Street Villag
Regency Realty Group INC
Grant Deed
$235,000 · Bank Of America
Jun 25, 2007
$105,000
Regency Realty Group INC
Plaza Fort Myers LLC
Grant Deed
—
May 16, 2007
—
Plaza Fort Myers LLC
Plaza Fort Myers LLC
Quit Claim Deed
related
—
Feb 22, 1996
$3,410,900
Real Est Fund Mcneil
Resolution Trust Corp|san Jacinto Sav Assn
Quit Claim Deed
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
