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Property profile & analytics
OFF-MARKET
Hotels
2135 Mcgregor Blvd Fort Myers, FL 33901-3411
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US19-0614307
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1923
Construction
FRAME
Total area
2,221 SF
Lot
0.22 ac (9,453 SF)
Zoning code
U-CTR
APN
23-44-24-P2-00700.0060
UPID
US19-0614307
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
-
The Hibiscus House of Fort Myers Hotel & Motel Bed & Breakfast
-
Elite Restoration Guys Hardware & Home Improvement Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Hibiscus Gc LLC · 2 yrs held
Hibiscus Gc LLC
since 2023
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
U-CTR · Fort Myers, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,535
Tax year 2023
Assessed value
$414,924
Assessed 2023
Previous assessed
$437,604
-5.2% YoY
Effective rate
1.82%
On assessed value
Land market value
$119,580
Improvement market value
$302,247
Total market value
$421,827
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
1923
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Bathrooms
6
Total area
2,221 SF
Lot
0.22 ac (9,453 SF)
Zoning code
U-CTR
APN
23-44-24-P2-00700.0060
UPID
US19-0614307
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.
Building & site characteristics
From public records
Year built
1923
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
2
Bathrooms
6
Lot
0.22 ac
Current owner
From public records · entity-resolved
Hibiscus Gc LLC
Entity
Mailing address
2135 MCGREGOR BLVD, FORT MYERS, FL 33901-3411
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2023
$1,200,000
Hibiscus Gc LLC
1brooks Hospitality INC
Warranty Deed
$840,000 · Sanibel Captiva Community Bank
Oct 15, 2018
$790,000
1brooks Hospitality INC
David B Mccurach
Warranty Deed
$50,000 · David B Mccurrach Etal
May 24, 2012
$300,000
David B Mccurrach
William Seiden
Warranty Deed
$240,000 · Encore National Bank
Dec 8, 1999
$378,500
Li-inn Sleeps Bed & Breakfast
Poe,robert C & Claire M
Grant Deed
$314,000 · Charlotte State Bank
Jun 9, 1998
$275,000
Robert C Poe
South Enterprises INC
Grant Deed
$220,000 · Crestar Mortgage Corp
May 15, 1997
$253,100
South Enterprises INC
Drum,james W & Shirley
Grant Deed
$242,000 · Individual
—
—
William Selden
—
Deed Of Trust
related
$200,000 · First Community Bank Sw Fl
—
—
William Seiden
—
Deed Of Trust
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.
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