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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Investment properties
3954 Pne Is NW Rd Matlacha, FL 33993-9778
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-9414022
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1958
Construction
FRAME
Total area
1,953 SF
Lot
0.47 ac (20,573 SF)
Zoning code
C-2
APN
13-44-22-00-00001.0030
UPID
US18-9414022
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
$1.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.03M
Blend (final)
Blend
$1.19M
Owner & transaction history
Seven Islands Hold LLC · 5 yrs held
Seven Islands Hold LLC
since 2021
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
C-2 · Matlacha, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+76.9%
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 Matlacha submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Matlacha 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
$1,175,000
ML approach
$1,165,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$780,000
Current use
AUTO REPAIR, GARAGE
$1,375,000
Change: +77% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$715,000
Change: -8% · Conversion: Difficult
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±10% · vs last sale $1.20M (Jul 9 2021)
Last sale anchor
$1.20M
Jul 9 2021
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
$607 / 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
$7,015
Tax year 2023
Assessed value
$468,457
Assessed 2023
Previous assessed
$632,922
-26.0% YoY
Effective rate
1.50%
On assessed value
Assessed land
$468,447
Assessed improvement
$10
Land market value
$468,447
Improvement market value
$10
Total market value
$468,457
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1958
Construction
FRAME
Heating
FORCED AIR
Cooling
NONE
Stories
1
Total area
1,953 SF
Lot
0.47 ac (20,573 SF)
Zoning code
C-2
APN
13-44-22-00-00001.0030
UPID
US18-9414022
Jurisdiction
LEE
Zoning & alternative use
C-2 · Matlacha, FL
Zoning C-2 · permitted uses
C-2 · Matlacha, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Matlacha. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$780,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$715,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
1958
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.47 ac
Current owner
From public records · entity-resolved
Seven Islands Hold LLC
Entity
Free & Clear · 5 yrs held
Mailing address
2222 2ND ST, FORT MYERS, FL 33901-3026
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2021
—
Seven Islands Hold LLC
—
Deed
related
$1,600,000 · Savona Of Sw Florida LLC
Jul 9, 2021
$1,200,000
Seven Islands Hold LLC
Echo Properties I LLC
Special Warranty Deed
—
Aug 21, 2020
—
Echo Properties I LLC
Icehouse Fish Shack INC Coc
Foreclosure
related
—
Jul 6, 2018
$1,806,411
Icehouse Fish Shack INC
Zivkovic Fam Invs LLC
Warranty Deed
—
Jul 6, 2018
—
Fish Shack INC
—
Trustees Deed
related
$2,975 · Busey Bk
May 3, 2017
$1,400,000
Zivkovic Family Invs LLC
D & D Matlacha Bait & Tackle I
Warranty Deed
$300,000 · Private Individual
Sep 7, 2012
$900,000
D & D Matlacha Bait & Tackle INC
Gray,charles M & Louise
Warranty Deed
$850,000 · Gray Charles M & L Tr (pt)
Aug 1, 2012
—
Gray Charles M & Louise Trust
Gray,charles & Louise
Quit Claim Deed
related
—
May 6, 2008
—
Charles Gray
Orebech,even Coc
Trustees Deed
related
—
Jul 3, 2001
$400,000
Even Orebech
Gray,charles & Louise
Grant Deed
$400,000 · Charles & Louise
Sep 14, 1998
$350,000
James F Sigler
Gray,charles & Louise
Grant Deed
$280,000 · Seller
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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