Entity Owned 
For Sale
1 / 4
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2546 Franklin St, Fort Myers, FL 33901
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Property summary
AI-generated overview
A two-story industrial building in Fort Myers contains 5,454 sq. ft. of interior space with warehouse and office areas. The property is situated on a 0.85-acre lot that is fully asphalted and gated, and it features five large bay doors. The site is located between Franklin Street and Dora Street and provides drive-through access from both streets, supporting vehicle maneuverability.
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,570 SF
Lot
0.85 ac (37,026 SF)
Zoning code
C1
APN
24-44-24-P3-0230B.0090
UPID
US18-5395908
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
(Bike/Boat/Book/etc) Store Printing Service
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$345k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$743k
Blend (final)
Blend
$345k
Owner & transaction history
since 2026
7 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$345k
Value range
$311k – $380k
±10% around blend
Estimated value / SF
$75 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$311k
blend $345k
$380k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,570 SF
Lot area
0.85 ac
Year built
1977
Stories
1
APN
24-44-24-P3-0230B.0090
Zoning
C1
Assessed value
$604,261
Annual tax
$9,011
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$9,011
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$743k
Range $258k – $891k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$345k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 21 sales
$141
-47%
Submarket 73 sales
$243
-69%
County 125 sales
$288
-74%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $75/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Selected market yield
2.32%
Selected cap rate for this gas stations
Derived from the Fort Myers market rent, vacancy and expense benchmarks for this use type.
NOI (est.)
$56k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.40M
Move the market yield to see immediate price impact.
Value / SF
$524
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
1.82%2.32%2.82%
$50k
$2.75M
$2.16M
$1.77M
$56k
$3.06M
$2.40M
$1.97M
$61k
$3.36M
$2.64M
$2.17M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,011
Tax year 2023
Assessed value
$604,261
Assessed 2023
Previous assessed
$597,680
+1.1% YoY
Effective rate
1.49%
On assessed value
Assessed land
$230,465
Assessed improvement
$373,796
Land market value
$230,465
Improvement market value
$373,796
Total market value
$604,261
Applied tax rate
90.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
For Sale
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
3
Total area
4,570 SF
Lot
0.85 ac (37,026 SF)
Zoning code
C1
APN
24-44-24-P3-0230B.0090
UPID
US18-5395908
Jurisdiction
LEE
Zoning & alternative use
C1 · Fort Myers, FLZoning C1 · permitted uses
C1 · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.85 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C1
Jurisdiction
Fort Myers, FL
Recorded code
C1
Ownership Intelligence
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Owner identityResolved entity and name variants
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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