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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Hotels
3427 Forum Blvd Fort Myers, FL 33905-5587
Entity Owned
9-yr Hold
Free & Clear
Property ID
US18-2203101
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2009
Construction
FRAME
Total area
11,078 SF
Lot
2.78 ac (121,097 SF)
Zoning code
SDA
APN
27-44-25-P3-00401.0020
UPID
US18-2203101
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
-
Holiday Inn Express & Suites Ft Myers East- The Forum, an IHG Hotel Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.02M
CAP Approach
CAP
$995k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Ahip Fl Fort Myers Properties LLC · 9 yrs held
Ahip Fl Fort Myers Properties LLC
since 2016
4 recorded transactions
Zoning & alternative use
SDA · 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
$1,020,000
CAP Approach
CAP Return
Estimation
6%
$1,080,000
6.5%
$995,000
7%
$925,000
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10%
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
$140 / 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
$207,477
Tax year 2023
Assessed value
$16,021,131
Assessed 2023
Previous assessed
$13,505,566
+18.6% YoY
Effective rate
1.30%
On assessed value
Assessed land
$5,860,843
Assessed improvement
$10,160,288
Land market value
$5,860,843
Improvement market value
$10,160,288
Total market value
$16,021,131
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
6
Bathrooms
338
Total area
11,078 SF
Lot
2.78 ac (121,097 SF)
Zoning code
SDA
APN
27-44-25-P3-00401.0020
UPID
US18-2203101
Jurisdiction
LEE
Zoning & alternative use
SDA · Fort Myers, FL
Zoning SDA · permitted uses
SDA · 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.
Building & site characteristics
From public records
Year built
2009
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
6
Bathrooms
338
Lot
2.78 ac
Current owner
From public records · entity-resolved
Ahip Fl Fort Myers Properties LLC
Entity
Free & Clear · 9 yrs held
Mailing address
800-925 GEORGIA VANCOUVER ST W BC
Ownership since
2016
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
Dec 2, 2016
$12,488,000
Ahip Fl Fort Myers Properties LLC
Boulder Hotel Co LLC
Special Warranty Deed
—
May 18, 2011
$5,000,200
Boulder Hotel Co LLC
Forum Express LLC Coc
Trustees Deed
related
—
Jul 7, 2006
$1,089,900
Forum Express LLC
P & C Partners
Grant Deed
$11,171,380 · M & I Marshall & Isley Bank
Jul 7, 2006
—
P Partners
Agbllc Of Florida LLC
Grant Deed
related
—
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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