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Property profile & analytics
OFF-MARKET
Estimated value
$22,660,000
Automotive properties
2850 Colonial Blvd 2900, Fort Myers, FL 33966-1030
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US18-1955138
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2005
Construction
STEEL FRAME
Total area
22,520 SF
Lot
20.99 ac (914,107 SF)
Zoning code
C1
APN
06-45-25-P1-00063.0000
UPID
US18-1955138
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
-
Hyundai of Fort Myers Car Dealership
-
Fort Myers Auto Park Car Dealership
-
Hyundai of Fort Myers Service Center Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$26.20M
Blend (final)
Blend
$22.66M
Owner & transaction history
Fort Myers S Automotive Management · 5 yrs held
Fort Myers S Automotive Management
since 2020
Last sale
$26.0M
6 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$16,470,000
Current use
RESTAURANT
$13,990,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$22.66M
Range $20.39M – $24.93M · ±10% · vs last sale $26.00M (Dec 17 2020)
Last sale anchor
$26.00M
Dec 17 2020
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
$1,006 / 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
$456,911
Tax year 2023
Assessed value
$26,098,486
Assessed 2023
Previous assessed
$25,871,639
+0.9% YoY
Effective rate
1.75%
On assessed value
Assessed land
$12,907,191
Assessed improvement
$13,191,295
Land market value
$12,907,191
Improvement market value
$13,191,295
Total market value
$26,098,486
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
2005
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
8
Stories
1
Bathrooms
18
Total area
22,520 SF
Lot
20.99 ac (914,107 SF)
Zoning code
C1
APN
06-45-25-P1-00063.0000
UPID
US18-1955138
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.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$16.5M
RESTAURANT
Est. value
$14.0M
AUTO REPAIR, GARAGE Current
RESTAURANT
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
2005
Construction
STEEL FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
8
Bathrooms
18
Lot
20.99 ac
Current owner
From public records · entity-resolved
Fort Myers S Automotive Management
Entity
Mailing address
3031 N ROCKY PT DR W STE #770, TAMPA, FL 33607-5805
Ownership since
2020
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
Nov 27, 2024
—
Automotive Land Holdings II LLC
—
Deed
related
$967,856,750 · Bank Of America NA
Dec 17, 2020
$26,000,000
Fort Myers S Automotive Management
Obrien Automotive Of Florida LLC
Special Warranty Deed
$52,360,000 · Bank Of America NA
Aug 3, 2017
—
Obrien Automotive Of Florida LLC
—
Deed
related
$7,482,000 · Keybank USA
Dec 27, 2012
$10,854,664
Obrien Automotive Of Florida LLC
Obrien Imports Of Ft Myers INC
Warranty Deed
—
Dec 2, 2002
$1,687,500
Obrien Imports Of Ft Myers INC
Ozee,tr
Grant Deed
$3,037,500 · World Omni Financial Corp
—
—
Obrien Automotive Of Florida LLC
—
Loan Modification
related
$7,482,000 · Keybank USA
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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