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Property profile & analytics
OFF-MARKET
Estimated value
$2,010,000
Automotive properties
2445 Pkwy St Fort Myers, FL 33901-7332
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-8170415
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1963
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
6,444 SF
Lot
1.13 ac (49,397 SF)
Zoning code
C1
APN
25-44-24-P3-02401.0090
UPID
US18-8170415
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
$1.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.98M
Blend (final)
Blend
$2.01M
Owner & transaction history
Vangor LLC · 4 yrs held
Vangor LLC
since 2022
Last sale
$2.2M
7 recorded transactions
Zoning & alternative use
C1 · Fort Myers, 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 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
$1,550,000
ML approach
$1,765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.01M
Range $1.81M – $2.21M · ±10% · vs last sale $2.15M (Mar 17 2022)
Last sale anchor
$2.15M
Mar 17 2022
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
$312 / 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
$18,151
Tax year 2023
Assessed value
$779,945
Assessed 2023
Previous assessed
$772,229
+1.0% YoY
Effective rate
2.33%
On assessed value
Assessed land
$221,036
Assessed improvement
$558,909
Land market value
$221,036
Improvement market value
$558,909
Total market value
$779,945
Applied tax rate
90.0000
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1963
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
NONE
Buildings
4
Stories
1
Bathrooms
5
Total area
6,444 SF
Lot
1.13 ac (49,397 SF)
Zoning code
C1
APN
25-44-24-P3-02401.0090
UPID
US18-8170415
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.
Building & site characteristics
From public records
Year built
1963
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Bathrooms
5
Lot
1.13 ac
Current owner
From public records · entity-resolved
Vangor LLC
Entity
Mailing address
140 RIDGEDALE AVE, MORRISTOWN, NJ 07960-4068
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2022
$2,150,000
Vangor LLC
Gialaina Group LLC
Warranty Deed
$750,000 · Clare Van Doren
Jan 21, 2015
$850,000
Gialaina Group LLC
3322 Fowler LLC
Warranty Deed
$425,000 · First Florida Integrity Bank
Oct 27, 2010
$315,000
3322 Fowler LLC
Special Acquisitions III INC
Grant Deed
$200,000 · Preferred Community Bank
Jun 24, 2009
$1,050,100
Special Acquisitions III INC
Off Lease INC
Deed In Lieu Of Foreclosure
related
—
May 9, 2006
$1,200,000
Off Lease INC
Freeland & Schuh INC
Warranty Deed
$1,000,000 · Tib Bank
Jul 31, 2002
$640,000
Freeland & Schuh INC
Omni Imports Of Southwest Flor
Grant Deed
—
—
—
Gialaina Group LLC
—
Deed Of Trust
related
$425,000 · First Fl Integrity Bk
—
—
Gialaina Group LLC
—
Loan Modification
related
$352,000 · Florida Busn Dev
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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