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Property profile & analytics
OFF-MARKET
Estimated value
$3,585,000
Office buildings
3049 Cleveland Ave Fort Myers, FL 33901-7041
Entity Owned
Free & Clear
Property ID
US18-2206524
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
17,067 SF
Lot
1.64 ac (71,264 SF)
Zoning code
C1
APN
25-44-24-P1-0120D.0040
UPID
US18-2206524
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
-
LB2 Beat Recording Studio
-
Pookie Styles Hair Salon
-
Von Gruben Law, P.A. Law Firm
-
Devine eyes beauty lounge Hair Salon Nail Salon
-
Goosehead Insurance - Jonathan Noda Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.82M
Comparable Approach
Comparable
$4.25M
Blend (final)
Blend
$3.59M
Owner & transaction history
Royal Palm Flats LLC
Royal Palm Flats LLC
since 2026
Last sale
$3.5M
6 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.8M
+35.9%
Medical building
$4.5M
+28.0%
Neighborhood: shopping center
$4.0M
+13.9%
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
$2,165,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$5,215,000
6.5%
$4,815,000
7%
$4,470,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,545,000
Current use
RETAIL STORES
$4,820,000
Change: +36% · Conversion: Moderate
MEDICAL BUILDING
$4,535,000
Change: +28% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,035,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,325,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$3.59M
Range $3.23M – $3.94M · ±10% · vs last sale $3.53M (Jan 20 2026)
Last sale anchor
$3.53M
Jan 20 2026
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
$210 / 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
$69,737
Tax year 2023
Assessed value
$3,531,033
Assessed 2023
Previous assessed
$3,767,105
-6.3% YoY
Effective rate
1.97%
On assessed value
Assessed land
$362,940
Assessed improvement
$3,168,093
Land market value
$362,940
Improvement market value
$3,168,093
Total market value
$3,531,033
Applied tax rate
258.0000
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
2
Total area
17,067 SF
Lot
1.64 ac (71,264 SF)
Zoning code
C1
APN
25-44-24-P1-0120D.0040
UPID
US18-2206524
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
OFFICE BUILDING Current
Est. value
$3.5M
RETAIL STORES
Est. value
$4.8M
MEDICAL BUILDING
Est. value
$4.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.0M
INDUSTRIAL (GENERAL)
Est. value
$3.3M
OFFICE BUILDING Current
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
INDUSTRIAL (GENERAL)
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
1975
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
1.64 ac
Current owner
From public records · entity-resolved
Royal Palm Flats LLC
Entity
Free & Clear · 0 yrs held
Mailing address
93 AVALON WAY, THOMASVILLE, GA 31792-8683
Ownership since
2026
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
Jan 20, 2026
$3,525,000
Royal Palm Flats LLC
Infinitus Calicem Holdings LLC
Warranty Deed
—
Sep 27, 2021
$3,050,000
Infinitus Calicem Holdings LLC
Infinite 3049 LLC
Warranty Deed
$2,250,000 · Charlotte State Bank & Trust
Nov 9, 2010
—
Bk Landmark
Pizzuti,gerald
Quit Claim Deed
related
—
Jun 3, 2010
$10,100
Bk Landmark
Tricapital Holdings Ll Coc
Trustees Deed
related
—
Sep 8, 2005
$3,200,000
Tricapital Holdings LLC
Pizzuti,gerald & Marjory M
Warranty Deed
$2,400,000 · Landmark Bank
Oct 15, 2002
$1,900,000
Gerald Pizzuti
Nellans,larry
Grant Deed
$1,520,000 · Florida Gulf Bank
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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