Entity Owned Property summary
AI-generated overview
This exceptional 53,244-square-foot property in Fort Myers, Florida, presents a unique investment opportunity. Situated on a 4.64-acre lot zoned CG, this multi-building campus offers diverse income streams and significant expansion potential. The main building, a 18,440-square-foot sanctuary, features ample seating, a stage, baptismal, band area, fellowship hall, welcome center, and a wired sound studio. All buildings are equipped with fire safety systems, including sprinklers and Starlink. A second building, approximately 18,000 square feet, currently serves as a dormitory but is easily adaptable for school use, including offices, showers, and a full commercial kitchen. A third building provides retail space with several existing tenants, generating additional income at an average rate of $14 per square foot. The property boasts ample, recently repaved parking and additional courtyards. Built in 1981, this property offers a 7.76% pro-forma cap rate and a $760,440 pro-forma NOI, with an asking price of $9,800,000 ($184.06/sq ft). One loading dock and one dock-high door are available. This adaptable space aligns perfectly with the Downtown Expansion Redevelopment plan, making it an ideal investment for a variety of uses.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,288 SF
Lot
4.64 ac (201,930 SF)
Zoning code
PUD
APN
36-44-24-P1-00500.0030
UPID
US18-4223207
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
-
Charitable Organization Social Service Agency
-
Church
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.99M
CAP Approach
CAP
$4.88M
Comparable Approach
Comparable
$4.18M
Blend (final)
Blend
$2.50M
Owner & transaction history
since 2026
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
PUD · Fort Myers, FL
Top alternative use upside
Commercial (general)
$6.2M
+72.8%
Retail stores
$4.9M
+35.9%
Medical building
$4.6M
+28.0%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.50M
Value range
$2.25M – $2.75M
±10% around blend
Estimated value / SF
$145 / SF
Confidence
High
6 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
60
$2.25M
blend $2.50M
$2.75M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
17,288 SF
Lot area
4.64 ac
Year built
1981
Stories
1
APN
36-44-24-P1-00500.0030
Zoning
PUD
Assessed value
$3,476,453
Annual tax
$912
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.88M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.28M
@ 6.5% CAP return
$4.88M
@ 7% CAP return
$4.53M
4
Sales comparison
Partial preview
Sales approach indication
$5.97M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.1 mi away · 19,531 SF
3.6 mi away · 13,537 SF
5.4 mi away · 13,978 SF
13.0 mi away · 12,425 SF
19.7 mi away · 13,830 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.50M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 87 sales
$208
-30%
Submarket 430 sales
$274
-47%
County 751 sales
$290
-50%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $145/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+73%
vs current-use indication
Retail Stores
Medical Building
Neighborhood: Shopping Center
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
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: income and sales evidence cover the value conclusion.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
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$4.15M
Move the market yield to see immediate price impact.
Value / SF
$240
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%
$261k
$5.23M
$3.73M
$2.91M
$291k
$5.81M
$4.15M
$3.23M
$320k
$6.39M
$4.57M
$3.55M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$3.53M
0.9 mi · Jan 2026 · $207/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$912
Tax year 2023
Assessed value
$3,476,453
Assessed 2023
Previous assessed
$3,149,863
+10.4% YoY
Effective rate
0.03%
On assessed value
Assessed land
$504,825
Assessed improvement
$2,971,628
Land market value
$504,825
Improvement market value
$2,971,628
Total market value
$3,476,453
Applied tax rate
90.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
3
Stories
1
Total area
17,288 SF
Lot
4.64 ac (201,930 SF)
Zoning code
PUD
APN
36-44-24-P1-00500.0030
UPID
US18-4223207
Jurisdiction
LEE
Zoning & alternative use
PUD · Fort Myers, FLZoning PUD · permitted uses
PUD · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
3
Lot
4.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PUD
Jurisdiction
Fort Myers, FL
Recorded code
PUD
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