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Property profile & analytics
OFF-MARKET
Estimated value
$1,095,000
Retail space
2365 Periwinkle Way Sanibel, FL 33957-3208
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-1990435
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,190 SF
Lot
0.43 ac (18,675 SF)
Zoning code
TCG
APN
26-46-22-T2-00004.0100
UPID
US18-1990435
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
-
MHK Architecture Architecture Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.12M
Blend (final)
Blend
$1.10M
Owner & transaction history
Msk 2365 LLC · 3 yrs held
Msk 2365 LLC
since 2023
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
TCG · Sanibel, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of the TCG town center general commercial district is to provide for commercial and mixed use development in the geographical center of the city. Because of this area's relatively good access from Periwinkle Way, Palm Ridge Road and Tarpon Bay Road and proximity to civic, cultural and governmental uses, the town center general district is a prefe…
Zone name
Town Center General
General category
MIXED_USE
Zone area
49.04 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$1.5M
+124.4%
Commercial (general)
$1.4M
+97.6%
Neighborhood: shopping center
$750,000
+8.7%
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 Sanibel submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sanibel 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
$1,195,000
ML approach
$1,065,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$690,000
Current use
AUTO REPAIR, GARAGE
$1,545,000
Change: +124% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,360,000
Change: +98% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$750,000
Change: +9% · Conversion: Moderate
Blend value · Realmo final
$1.10M
Range $986k – $1.20M · ±10% · vs last sale $1.10M (Jun 27 2023)
Last sale anchor
$1.10M
Jun 27 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
$500 / 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
$14,464
Tax year 2023
Assessed value
$1,128,437
Assessed 2023
Previous assessed
$839,450
+34.4% YoY
Effective rate
1.28%
On assessed value
Assessed land
$823,923
Assessed improvement
$304,514
Land market value
$823,923
Improvement market value
$304,514
Total market value
$1,128,437
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Total area
2,190 SF
Lot
0.43 ac (18,675 SF)
Zoning code
TCG
APN
26-46-22-T2-00004.0100
UPID
US18-1990435
Jurisdiction
LEE
Zoning & alternative use
TCG · Sanibel, FLZoning TCG · permitted uses
TCG · Sanibel, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of the TCG town center general commercial district is to provide for commercial and mixed use development in the geographical center of the city. Because of this area's relatively good access from Periwinkle Way, Palm Ridge Road and Tarpon Bay Road and proximity to civic, cultural and governmental uses, the town center general district is a preferred location for retail and mixed use development and therefore higher floor area ratios are permitted. The TCG town center general commercial district is designed to provide a wide variety and mixture of retail, office, and service uses, along with integrated residential uses of low and moderate intensities.
Zone name
Town Center General
General category
MIXED_USE
Zone area
49.04 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$750,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
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
1966
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
0.43 ac
Current owner
From public records · entity-resolved
Msk 2365 LLC
Entity
Free & Clear · 3 yrs held
Mailing address
2059 TAMIAMI TRL E, NAPLES, FL 34112-4636
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
Dec 3, 2025
—
Msk 2365 LLC
—
Deed
related
$1,020,000 · Finemark National Bank & Trust
Nov 14, 2023
—
Msk 2365 LLC
—
Deed
related
$1,043,100 · First Horizon Bank
Jun 27, 2023
$1,098,000
Msk 2365 LLC
2365 Periwinkle Way LLC
Warranty Deed
—
Apr 22, 2021
—
2365 Periwinkle Way LLC
Eugene H Masey
Warranty Deed
—
Mar 24, 2010
$650,000
Eugene H Massey
Dowling,thomas P
Warranty Deed
—
Jan 6, 1998
$490,000
Thomas P Dowling
Hayes,james S & Elizabeth G
Grant Deed
—
—
—
Thomas P Dowling
—
Deed Of Trust
related
$215,000 · Edison National 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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