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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Gas stations
3531 Veronica S Shoemaker Blvd Fort Myers, FL 33916-2274
Individually Owned
1-yr Hold
Free & Clear
Property ID
US18-9213190
Property profile
Verified
Property type
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,820 SF
Lot
0.84 ac (36,600 SF)
Zoning code
IL
APN
30-44-25-P2-00002.005E
UPID
US18-9213190
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
-
America's Import and Exporting Assistance Car Dealership
-
Orion Waste Solutions Waste Management Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$545k
Blend (final)
Blend
$595k
Owner & transaction history
Philip J Schwartz · 1 yrs held
Philip J Schwartz
since 2025
2 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$770,000
+12.7%
Medical building
$750,000
+9.4%
Retail stores
$735,000
+7.2%
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
SERVICE STATION (FULL SERVICE)
$685,000
Current use
OFFICE BUILDING
$770,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$750,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$735,000
Change: +7% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$665,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$211 / 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
$6,724
Tax year 2023
Assessed value
$464,762
Assessed 2023
Previous assessed
$435,917
+6.6% YoY
Effective rate
1.45%
On assessed value
Assessed land
$190,665
Assessed improvement
$274,097
Land market value
$190,665
Improvement market value
$274,097
Total market value
$464,762
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
Gas stations
Use group
SERVICE STATION (FULL SERVICE)
Status
Off-Market
Year built
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
NONE
Stories
1
Bathrooms
3
Total area
2,820 SF
Lot
0.84 ac (36,600 SF)
Zoning code
IL
APN
30-44-25-P2-00002.005E
UPID
US18-9213190
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FL
Zoning IL · permitted uses
IL · 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
SERVICE STATION (FULL SERVICE) Current
Est. value
$685,000
OFFICE BUILDING
Est. value
$770,000
MEDICAL BUILDING
Est. value
$750,000
RETAIL STORES
Est. value
$735,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$665,000
SERVICE STATION (FULL SERVICE) Current
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
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
1977
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.84 ac
Current owner
From public records · entity-resolved
Philip J Schwartz
Individual
Free & Clear · 1 yrs held
Mailing address
3917 E RIV DR, FORT MYERS, FL 33916-1026
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
—
Philip J Schwartz
Philip J Schwartz
Deed
related
—
Nov 17, 2009
—
Philip J Schwartz
Schwartz,philip J & Barbara K
Quit Claim 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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