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Property profile & analytics
OFF-MARKET
Estimated value
$5,025,000
Parking lots & garages
2581 Oleander St Saint James City, FL 33956-2150
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-0378503
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1980
Construction
FRAME
Total area
1,100 SF
Lot
2.58 ac (112,559 SF)
Zoning code
MH-2
APN
02-46-22-05-00422.0010
UPID
US18-0378503
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
-
Fantasy Island MHC 55+ Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.07M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.03M
Owner & transaction history
Fantasy Island Mhc LLC · 4 yrs held
Fantasy Island Mhc LLC
since 2022
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
MH-2 · Saint James City, 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 Saint James City submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint James City 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
$5,150,000
ML approach
$5,070,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.03M
Range $4.52M – $5.53M · ±10% · vs last sale $5.00M (May 12 2022)
Last sale anchor
$5.00M
May 12 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
$4,568 / 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
$26,114
Tax year 2023
Assessed value
$1,708,656
Assessed 2023
Previous assessed
$1,718,415
-0.6% YoY
Effective rate
1.53%
On assessed value
Assessed land
$1,708,646
Assessed improvement
$10
Land market value
$1,708,646
Improvement market value
$10
Total market value
$1,708,656
Applied tax rate
7.0000
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
NONE
Stories
1
Total area
1,100 SF
Lot
2.58 ac (112,559 SF)
Zoning code
MH-2
APN
02-46-22-05-00422.0010
UPID
US18-0378503
Jurisdiction
LEE
Zoning & alternative use
MH-2 · Saint James City, FL
Zoning MH-2 · permitted uses
MH-2 · Saint James City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint James City. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.58 ac
Current owner
From public records · entity-resolved
Fantasy Island Mhc LLC
Entity
Mailing address
13506 SUMMERPORT VLG PKWY, WINDERMERE, FL 34786-7366
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
May 12, 2022
$5,000,000
Fantasy Island Mhc LLC
Sjc 58 LLC
Warranty Deed
$3,900,000 · Angel Oak Commercial Income Fund LP
Mar 8, 2016
$1,200,000
Sjc 58 LLC
Spectrum Opportunities LLC
Warranty Deed
$900,000 · Horizon Financial Bank
Sep 3, 2003
$1,500,000
Spectrum Opportunities LLC
Baker,alan & Judy
Grant Deed
$1,025,000 · Orion Bank
Jan 4, 1999
$775,000
Alan Baker
Frizzell Trust
Grant Deed
—
Jan 23, 1997
—
Frizzel Trust
Frizzel Trust
Quit Claim Deed
related
—
—
—
Spectrum Opportunities LLC
—
Loan Modification
related
$717,357 · Iberiabank
—
—
Spectrum Opportunities LLC
—
Deed Of Trust
related
$852,530 · Iberiabank
—
—
Spectrum Opportunities LLC
—
Deed Of Trust
related
$767,944 · Iberiabank
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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