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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Grocery and convenience stores
2203 Cleveland Ave Fort Myers, FL 33901-3502
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US19-0784794
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,296 SF
Lot
0.3 ac (12,995 SF)
Zoning code
C1
APN
24-44-24-P1-00402.0010
UPID
US19-0784794
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
-
M&A Plus Tire Shop Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$595k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$604k
Blend (final)
Blend
$625k
Owner & transaction history
Plus 1 LLC · 2 yrs held
Plus 1 LLC
since 2023
Last sale
$725,000
7 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$950,000
+209.3%
Commercial (general)
$465,000
+51.8%
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
$475,000
ML approach
$595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$950,000
Change: +209% · Conversion: Difficult
COMMERCIAL (GENERAL)
$465,000
Change: +52% · Conversion: Easy
Blend value · Realmo final
$625k
Range $563k – $688k · ±10% · vs last sale $725k (Oct 18 2023)
Last sale anchor
$725k
Oct 18 2023
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
$482 / 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
$6,192
Tax year 2023
Assessed value
$375,790
Assessed 2023
Previous assessed
$325,755
+15.4% YoY
Effective rate
1.65%
On assessed value
Assessed land
$216,744
Assessed improvement
$159,046
Land market value
$216,744
Improvement market value
$159,046
Total market value
$375,790
Applied tax rate
93.0000
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
Grocery and convenience stores
Use group
CONVENIENCE STORE
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
1,296 SF
Lot
0.3 ac (12,995 SF)
Zoning code
C1
APN
24-44-24-P1-00402.0010
UPID
US19-0784794
Jurisdiction
LEE
Zoning & alternative use
C1 · Fort Myers, FL
Zoning C1 · permitted uses
C1 · 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
AUTO REPAIR, GARAGE
Est. value
$950,000
COMMERCIAL (GENERAL)
Est. value
$465,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Plus 1 LLC
Entity
Mailing address
2203 CLEVELAND AVE, FORT MYERS, FL 33901-3502
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 18, 2023
—
Plus 1 LLC
Plus Auto Sales Corp
Intrafamily Transfer
related
$300,000 · G A Funding Company
Sep 5, 2023
$725,000
Plus Auto Sales Corp
Maruti 1 LLC
Warranty Deed
—
Oct 31, 2007
$435,000
Maruti 1 LLC
David E Kulick
Warranty Deed
$300,000 · Florida Community Bank
—
—
Maruti 1 LLC
—
Loan Modification
related
$259,564 · Florida Cmnty Bk
—
—
Maruti 1 LLC
—
Deed Of Trust
related
$271,889 · Florida Community Bank
—
—
David E Kulick
—
Deed Of Trust
related
$275,000 · Florida Community Bank
—
—
Maruti 1 LLC
—
Deed Of Trust
related
$286,653 · Florida Community Bank
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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