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Property profile & analytics
OFF-MARKET
Estimated value
$12,030,000
Warehouses
2670 Colonial Blvd Fort Myers, FL 33907-1601
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-1193003
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
116,639 SF
Lot
10.32 ac (449,539 SF)
Zoning code
IL
APN
01-45-24-P2-00061.0020
UPID
US18-1193003
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
-
Superior Enclosures Golf Shop Golf Cart Dealer
-
Cart Masters Golf Cart Dealer
-
CubeSmart Self Storage Storage Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.16M
Blend (final)
Blend
$12.03M
Owner & transaction history
Hpi Self Storage Colonial LLC · 4 yrs held
Hpi Self Storage Colonial LLC
since 2021
Last sale
$14.3M
6 recorded transactions
Zoning & alternative use
IL · 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
$9,690,000
ML approach
$9,770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$11,240,000
Current use
Blend value · Realmo final
$12.03M
Range $10.83M – $13.23M · ±10% · vs last sale $14.33M (Dec 10 2021)
Last sale anchor
$14.33M
Dec 10 2021
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
$103 / 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
$270,053
Tax year 2023
Assessed value
$16,183,471
Assessed 2023
Previous assessed
$16,183,471
+0.0% YoY
Effective rate
1.67%
On assessed value
Assessed land
$5,469,991
Assessed improvement
$10,713,480
Land market value
$5,469,991
Improvement market value
$10,713,480
Total market value
$16,183,471
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
2
Stories
1
Bathrooms
2
Total area
116,639 SF
Lot
10.32 ac (449,539 SF)
Zoning code
IL
APN
01-45-24-P2-00061.0020
UPID
US18-1193003
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FL
Zoning IL · permitted uses
IL · 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.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$11.2M
WAREHOUSE, STORAGE Current
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
1974
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
10.32 ac
Current owner
From public records · entity-resolved
Hpi Self Storage Colonial LLC
Entity
Mailing address
6191 N STATE HWY 161ST STE #100, IRVING, TX 75038-2290
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2021
$14,325,000
Hpi Self Storage Colonial LLC
Mssp Spacebox Fort Myers LLC
Special Warranty Deed
—
Nov 15, 2019
—
Mssp Spacebox Fort Myers LLC
—
Grant Deed
related
$11,207,658 · Ameris Bk
Jun 7, 2018
$6,400,000
Mssp Sopacebox Of Myers LLC
Monmouth Reak Eatte Inbvestments Co
Special Warranty Deed
—
Nov 22, 2002
$4,350,000
Monmouth Real Estate Inv
Jones Developoment Co LLC
Grant Deed
$3,200,000 · State Farm Life Insurance Co
Nov 22, 2002
—
Jones Development Co LLC
Clifton,terry L Tr
Quit Claim Deed
related
—
Jul 20, 2001
$2,750,000
Jones Development Co LLC
Sears Roebuck & Co
Grant Deed
$3,600,000 · Commerce Bank NA
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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