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Property profile & analytics
OFF-MARKET
Hotels
2316 Estero Blvd Fort Myers Beach, FL 33931
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-2502416
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
1961
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,924 SF
Lot
2.32 ac (101,142 SF)
Zoning code
CR
APN
19-46-24-W3-0110A.0010
UPID
US18-2502416
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Chg Neptune Acquisitions LLC · 1 yrs held
Chg Neptune Acquisitions LLC
since 2025
Last sale
$112,000
7 recorded transactions
Zoning & alternative use
CR · Fort Myers Beach, 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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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
$119,231
Tax year 2023
Assessed value
$12,794,539
Assessed 2023
Previous assessed
$7,872,875
+62.5% YoY
Effective rate
0.93%
On assessed value
Assessed land
$12,794,529
Assessed improvement
$10
Land market value
$12,794,529
Improvement market value
$10
Total market value
$12,794,539
Applied tax rate
32.0000
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
1961
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
NONE
Buildings
2
Stories
2
Bathrooms
37
Total area
6,924 SF
Lot
2.32 ac (101,142 SF)
Zoning code
CR
APN
19-46-24-W3-0110A.0010
UPID
US18-2502416
Jurisdiction
LEE
Zoning & alternative use
CR · Fort Myers Beach, FL
Zoning CR · permitted uses
CR · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1961
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Bathrooms
37
Lot
2.32 ac
Current owner
From public records · entity-resolved
Chg Neptune Acquisitions LLC
Entity
Free & Clear · 1 yrs held
Mailing address
150 E BROAD ST, COLUMBUS, OH 43215-3610
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2025
$60,000
Chg Neptune Acquisitions LLC
Debora A Leheney
Warranty Deed
—
May 28, 2025
$112,000
Chg Neptune Acquisitions LLC
Brian Walsh
Warranty Deed
—
Aug 21, 2014
—
Blue Vista Capital LLC
—
Grant Deed
related
$12,800,000 · Bank United
Sep 20, 2011
—
Joanne V Leheney
Leheney,debora A
Quit Claim Deed
related
—
Jul 13, 2011
—
Walsh Family Trust
Walsh,brian & Deborah
Quit Claim Deed
related
—
Sep 12, 2007
$97,700
Gregory J Menke
Neptune Holdings LLC
Grant Deed
$78,100 · Americor Mortgage INC
Sep 10, 2007
$531,500
Craig A Stark
Neptune Holdings LLC
Grant Deed
$424,950 · Americor Mortgage INC
Sep 10, 2007
$58,000
Michael R Muir
Neptune Holdings LLC
Grant Deed
$46,300 · Americor Mortgage INC
Aug 1, 2007
$33,300
Gregory J Kay
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$32,600
Frederick B Hewitt
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$64,200
Michelle A Giddings
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$81,000
Brian Walsh
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$93,100
Robert H Huffer
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$30,200
James L Render
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$34,200
Miroslaw Jakubczak
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$29,500
Kent Mccrary
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$232,900
Christopher Matecki
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$102,600
Donald F Meyer
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$63,000
Chad J Greenberg
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$39,000
William Schweit
Neptune Holdings LLC
Grant Deed
—
Jul 27, 2007
$35,500
Donna J Hughes
Neptune Holdings LLC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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