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Property profile & analytics
OFF-MARKET
Estimated value
$1,035,000
Garden apartment buildings
3621 Winkler Ave 3699 Fort Myers, FL 33916-9433
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-4430773
Property profile
Verified
Property type
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
4,521 SF
Lot
17.11 ac (745,312 SF)
Zoning code
CG
APN
32-44-25-P1-00061.0000
UPID
US18-4430773
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
$1.04M
CAP Approach
CAP
$855k
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.04M
Owner & transaction history
Dasag Retreat Vista Lake LLC · 6 yrs held
Dasag Retreat Vista Lake LLC
since 2020
5 recorded transactions
Zoning & alternative use
CG · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+166.9%
Auto repair, garage
$925,000
+49.6%
Office building
$790,000
+27.6%
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
$1,035,000
CAP Approach
CAP Return
Estimation
6%
$925,000
6.5%
$855,000
7%
$790,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,650,000
Change: +167% · Conversion: Moderate
AUTO REPAIR, GARAGE
$925,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$790,000
Change: +28% · Conversion: Moderate
RETAIL STORES
$680,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $932k – $1.14M · ±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
$229 / 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
$1,024,295
Tax year 2023
Assessed value
$55,452,503
Assessed 2023
Previous assessed
$51,126,691
+8.5% YoY
Effective rate
1.85%
On assessed value
Assessed land
$14,021,120
Assessed improvement
$41,431,383
Land market value
$14,021,120
Improvement market value
$41,431,383
Total market value
$55,452,503
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
Garden apartment buildings
Use group
GARDEN APT, COURT APT (5+ UNITS)
Status
Off-Market
Year built
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Buildings
18
Stories
1
Bathrooms
864
Total area
4,521 SF
Lot
17.11 ac (745,312 SF)
Zoning code
CG
APN
32-44-25-P1-00061.0000
UPID
US18-4430773
Jurisdiction
LEE
Zoning & alternative use
CG · Fort Myers, FL
Zoning CG · permitted uses
CG · 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
COMMERCIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$925,000
OFFICE BUILDING
Est. value
$790,000
RETAIL STORES
Est. value
$680,000
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
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
1990
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
18
Bathrooms
864
Lot
17.11 ac
Current owner
From public records · entity-resolved
Dasag Retreat Vista Lake LLC
Entity
Mailing address
3819 MAPLE AVE, DALLAS, TX 75219-3913
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 19, 2020
$96,000,000
Dasag Retreat Vista Lake LLC
Sienna Vista Fee Owner LLC
Grant Deed
$75,000,000 · Pfp Hldg Co Vi LLC
Jul 31, 2017
$66,000,000
Sienna Vista Fee Owner LLC
Sienna Owner LP
Grant Deed
related
$54,400,000 · Holliday Fenoglio Fowler
Aug 13, 2015
$53,400,000
Sienna Owner LP
Gs Beach Club LLC
Grant Deed
—
Apr 9, 2004
$40,187,500
Fm Properties II Ltd
Erp Operating
Grant Deed
$32,150,000 · Key Bank & Trust
—
—
Gs Beach Club LLC
—
Deed Of Trust
related
$28,363,600 · Grandbridge Real Est Capital
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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