Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$300,000
Theaters & concert halls
2254 Edwards Dr Fort Myers, FL 33901-2832
Entity Owned
20-yr Hold
Free & Clear
Property ID
US18-5066074
Property profile
Verified
Property type
Theaters & concert halls
Use group
AUDITORIUM
Year built
1943
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,680 SF
Lot
0.16 ac (7,070 SF)
Zoning code
U-CTR
APN
13-44-24-P4-00402.0030
UPID
US18-5066074
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
$300k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$300k
Owner & transaction history
Bill Smith INC · 20 yrs held
Bill Smith INC
since 2005
1 recorded transaction
Zoning & alternative use
U-CTR · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The urban center zoning areas are established to protect the pedestrian friendly fabric of the historic downtown core and the center of each surrounding neighborhood. Ground floor retail is encouraged.
Zone name
Urban Center
General category
COMMERCIAL
Zone area
238.56 ac
Source
Realmo
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
$300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$300k
Range $270k – $330k · ±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
$64 / 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
$1,106
Tax year 2023
Assessed value
$977,291
Assessed 2023
Previous assessed
$894,335
+9.3% YoY
Effective rate
0.11%
On assessed value
Assessed land
$212,100
Assessed improvement
$765,191
Land market value
$212,100
Improvement market value
$765,191
Total market value
$977,291
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
Theaters & concert halls
Use group
AUDITORIUM
Status
Off-Market
Year built
1943
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
NONE
Stories
1
Total area
4,680 SF
Lot
0.16 ac (7,070 SF)
Zoning code
U-CTR
APN
13-44-24-P4-00402.0030
UPID
US18-5066074
Jurisdiction
LEE
Zoning & alternative use
U-CTR · Fort Myers, FLZoning 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
Zoning description
The urban center zoning areas are established to protect the pedestrian friendly fabric of the historic downtown core and the center of each surrounding neighborhood. Ground floor retail is encouraged.
Zone name
Urban Center
General category
COMMERCIAL
Zone area
238.56 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1943
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Bill Smith INC
Entity
Free & Clear · 20 yrs held
Mailing address
PO BOX 2217, FORT MYERS, FL 33902-2217
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2005
$1,356,400
Bill Smith INC
City Of Fort Myers
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?”
You own 2254 Edwards Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
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.
