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Property profile & analytics
OFF-MARKET
Estimated value
$1,675,000
Gas stations
3226 Royalston Ave Fort Myers, FL 33916
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-8481338
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1973
Construction
STEEL FRAME
Total area
3,150 SF
Lot
0.41 ac (18,000 SF)
Zoning code
C1
APN
07-44-25-P3-00105.0020
UPID
US18-8481338
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.68M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.68M
Owner & transaction history
Mangual Property Holdings One LLC · 1 yrs held
Mangual Property Holdings One LLC
since 2024
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+201.1%
Commercial (general)
$1.1M
+47.8%
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
$1,675,000
ML approach
$1,675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,305,000
Change: +201% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,130,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.84M · ±10% · vs last sale $1.68M (Sep 3 2024)
Last sale anchor
$1.68M
Sep 3 2024
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
$532 / 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
$5,013
Tax year 2023
Assessed value
$349,003
Assessed 2023
Previous assessed
$349,003
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$106,157
Assessed improvement
$242,846
Land market value
$106,157
Improvement market value
$242,846
Total market value
$349,003
Applied tax rate
89.0000
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
1973
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
2
Total area
3,150 SF
Lot
0.41 ac (18,000 SF)
Zoning code
C1
APN
07-44-25-P3-00105.0020
UPID
US18-8481338
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
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.1M
AUTO REPAIR, GARAGE
COMMERCIAL (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
1973
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.41 ac
Current owner
From public records · entity-resolved
Mangual Property Holdings One LLC
Entity
Mailing address
4107 LEMONGRASS DR, FORT MYERS, FL 33916-8170
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 3, 2024
$1,675,000
Mangual Property Holdings One LLC
Kerry L Mailloux
Special Warranty Deed
—
Jul 14, 2016
—
Kerry L Mailloux
—
Deed
related
$84,687 · Iberiabank
Oct 19, 2001
$370,000
Kerry L Mailloux
Mailloux,stanley L & Bettie L
Grant Deed
related
$320,000 · Stanley L & Bettie L Mailloux
—
—
Kerry L Mailloux
—
Deed Of Trust
related
$84,687 · 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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