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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Warehouses
2039 Beacon Mnr Dr 2063 Fort Myers, FL 33907-3046
Entity Owned
18-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3441418
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,460 SF
Lot
2.96 ac (128,894 SF)
Zoning code
C-1
APN
12-45-24-00-00016.0050
UPID
US18-3441418
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$739k
Blend (final)
Blend
$910k
Owner & transaction history
Fort Myers Warehouse City LLC · 18 yrs held
Fort Myers Warehouse City LLC
since 2007
6 recorded transactions
Zoning & alternative use
C-1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+175.8%
Retail stores
$1.4M
+170.2%
Neighborhood: shopping center
$1.3M
+145.4%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,450,000
Change: +176% · Conversion: Difficult
RETAIL STORES
$1,420,000
Change: +170% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$1,290,000
Change: +145% · Conversion: Moderate
OFFICE BUILDING
$1,100,000
Change: +109% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±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
$167 / 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
$42,379
Tax year 2023
Assessed value
$3,953,437
Assessed 2023
Previous assessed
$2,596,358
+52.3% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,014,550
Assessed improvement
$2,938,887
Land market value
$1,014,550
Improvement market value
$2,938,887
Total market value
$3,953,437
Applied tax rate
47.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Buildings
9
Stories
1
Bathrooms
10
Total area
5,460 SF
Lot
2.96 ac (128,894 SF)
Zoning code
C-1
APN
12-45-24-00-00016.0050
UPID
US18-3441418
Jurisdiction
LEE
Zoning & alternative use
C-1 · Fort Myers, FL
Zoning C-1 · permitted uses
C-1 · 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
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1976
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Buildings
9
Bathrooms
10
Lot
2.96 ac
Current owner
From public records · entity-resolved
Fort Myers Warehouse City LLC
Entity
Mailing address
696 NE 125TH ST, NORTH MIAMI, FL 33161-5546
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Nov 8, 2016
—
Fort Myers Warehouse City LLC
—
Deed
related
$3,000,000 · City Nat'l Bk/fl
Oct 14, 2016
—
Fort Myers Warehouse City LLC
—
Deed
related
$19,400,000 · City Nat'l Bk/fl
Aug 10, 2007
$18,000,000
Fort Myers Warehouse City LLC
Fmco LLC
Grant Deed
$13,500,000 · Nationwide Life Insurance Co
Jun 23, 2003
—
Fmco LLC
—
Deed Of Trust
related
$1,225,000 · Old Florida Bank
—
—
Fort Myers Warehouse City LLC
—
Deed Of Trust
related
$3,000,000 · City Nat'l Bk/fl
—
—
Fort Myers Warehouse City LLC
—
Deed Of Trust
related
$19,400,000 · City Nat'l Bk/fl
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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