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Property profile & analytics
OFF-MARKET
Estimated value
$1,665,000
Flex space
2273 Cranford Ave 2283, Fort Myers, FL 33916-4053
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2845909
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1990
Construction
STEEL FRAME
Total area
4,000 SF
Lot
1.05 ac (45,536 SF)
Zoning code
IL
APN
24-44-24-P2-02900.0250
UPID
US18-2845909
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
$1.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.67M
Owner & transaction history
Juan Carlos Madruga · 3 yrs held
Juan Carlos Madruga
since 2023
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.4M
+84.3%
Office building
$1.1M
+40.6%
Medical building
$1.1M
+36.5%
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
$1,780,000
ML approach
$1,835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,435,000
Change: +84% · Conversion: Difficult
OFFICE BUILDING
$1,095,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$1,065,000
Change: +36% · Conversion: Difficult
RETAIL STORES
$1,040,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$1.67M
Range $1.50M – $1.83M · ±10% · vs last sale $1.60M (Jan 5 2023)
Last sale anchor
$1.60M
Jan 5 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
$416 / 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
$21,596
Tax year 2023
Assessed value
$1,008,196
Assessed 2023
Previous assessed
$842,142
+19.7% YoY
Effective rate
2.14%
On assessed value
Assessed land
$193,488
Assessed improvement
$814,708
Land market value
$193,488
Improvement market value
$814,708
Total market value
$1,008,196
Applied tax rate
321.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1990
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
4
Stories
1
Bathrooms
5
Total area
4,000 SF
Lot
1.05 ac (45,536 SF)
Zoning code
IL
APN
24-44-24-P2-02900.0250
UPID
US18-2845909
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FL
Zoning IL · permitted uses
IL · 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
COMMERCIAL (GENERAL)
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
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
1990
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
4
Bathrooms
5
Lot
1.05 ac
Current owner
From public records · entity-resolved
Juan Carlos Madruga
Individual
Mailing address
3120 SW 104TH CT, MIAMI, FL 33165-2729
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jan 5, 2023
$1,600,000
Juan Carlos Madruga
Raymond G Dold JR
Warranty Deed
$1,027,936 · Fk Moke LLC
Mar 29, 2022
$1,200,000
Raymond G Dold JR
Frank Homolka
Warranty Deed
$1,150,000 · Frank Homolka Etux
May 4, 2016
—
Frank Homolka
Moke LLC
Quit Claim Deed
related
—
Jan 4, 2013
$265,000
Moke LLC
Fcb Sw Holdings LLC
Grant Deed
—
Apr 4, 2012
$100
Fcb Sw Holdings LLC
Best Of Best Catering Cor Coc
Trustees Deed
related
—
Oct 7, 2004
$128,000
Best Of The Best Catering Corp
Jackson,kurtis & Mary
Warranty Deed
$96,000 · Riverside Bank Gulf Coast
Jan 7, 1998
$62,500
Kurtis Jackson
Padilla,patricia J
Grant Deed
$46,850 · National Lending Center INC
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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