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Property profile & analytics
OFF-MARKET
Estimated value
$1,485,000
Investment properties
2921 Sanibel Blvd Saint James City, FL 33956-2234
Individually Owned
3-yr Hold
Property ID
US18-5169771
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1980
Construction
FRAME
Total area
3,036 SF
Lot
1.01 ac (43,996 SF)
Zoning code
C-1 C-1
APN
02-46-22-02-0000C.0190
UPID
US18-5169771
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
-
Nauti Dolphin Marina Marina
-
Cunningham Sandra Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.49M
Owner & transaction history
Dean Zoner · 3 yrs held
Dean Zoner
since 2022
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
C-1 C-1 · Saint James City, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.1M
+13.5%
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
$1,545,000
ML approach
$1,385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,885,000
Current use
AUTO REPAIR, GARAGE
$2,140,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.49M
Range $1.34M – $1.63M · ±10% · vs last sale $1.50M (Sep 22 2022)
Last sale anchor
$1.50M
Sep 22 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
$489 / 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
$12,268
Tax year 2023
Assessed value
$819,669
Assessed 2023
Previous assessed
$454,779
+80.2% YoY
Effective rate
1.50%
On assessed value
Assessed land
$819,659
Assessed improvement
$10
Land market value
$819,659
Improvement market value
$10
Total market value
$819,669
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Bathrooms
4
Total area
3,036 SF
Lot
1.01 ac (43,996 SF)
Zoning code
C-1 C-1
APN
02-46-22-02-0000C.0190
UPID
US18-5169771
Jurisdiction
LEE
Zoning & alternative use
C-1 C-1 · Saint James City, FLZoning C-1 C-1 · permitted uses
C-1 C-1 · Saint James City, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$2.1M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1980
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Bathrooms
4
Lot
1.01 ac
Current owner
From public records · entity-resolved
Dean Zoner
Individual
Mailing address
8983 MUSTANG IS CIR, NAPLES, FL 34113-1648
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 22, 2022
$1,500,000
Dean Zoner
Sandra Elizabeth Cunningham
Warranty Deed
$1,223,062 · Sandra Elizabeth
Jul 2, 2018
—
Cunningham,sandra E Living Trust
Cunningham,sandra E
Quit Claim Deed
related
—
Jun 5, 2018
—
Sandra E Cunningham
—
Deed
related
$350,000 · Bank Of Ozark
—
—
Robert E Cunningham
—
Loan Modification
related
$246,985 · Koppe Robert G & B M Tr (pt)
—
—
Sandra E Cunningham
—
Deed Of Trust
related
$161,884 · Bank Of America
—
—
Robert E Cunningham
—
Loan Modification
related
$258,384 · Koppe Robert G & B M Tr (pt)
—
—
Sandra E Cunningham
—
Deed Of Trust
related
$350,000 · Bank Of Ozark
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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