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Property profile & analytics
OFF-MARKET
Estimated value
$3,155,000
Warehouses
410 Johnson Ave Fort Myers, FL 33905
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4991676
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1979
Construction
STEEL FRAME
Total area
5,294 SF
Lot
0.44 ac (18,992 SF)
Zoning code
CG
APN
04-44-25-21-0000B.0150
UPID
US18-4991676
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
$3.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.16M
Owner & transaction history
Mec 199 Fort Myers Portfolio LLC · 3 yrs held
Mec 199 Fort Myers Portfolio LLC
since 2022
Last sale
$3.1M
3 recorded transactions
Zoning & alternative use
CG · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.9M
+195.2%
Restaurant
$3.3M
+150.7%
Commercial (general)
$1.9M
+44.8%
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
$3,295,000
ML approach
$3,140,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$3,870,000
Change: +195% · Conversion: Easy
RESTAURANT
$3,290,000
Change: +151% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,900,000
Change: +45% · Conversion: Difficult
Blend value · Realmo final
$3.16M
Range $2.84M – $3.47M · ±10% · vs last sale $3.10M (Jul 26 2022)
Last sale anchor
$3.10M
Jul 26 2022
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
$596 / 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
$3,875
Tax year 2023
Assessed value
$250,632
Assessed 2023
Previous assessed
$171,932
+45.8% YoY
Effective rate
1.55%
On assessed value
Assessed land
$64,960
Assessed improvement
$185,672
Land market value
$64,960
Improvement market value
$185,672
Total market value
$250,632
Applied tax rate
46.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1979
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Stories
1
Total area
5,294 SF
Lot
0.44 ac (18,992 SF)
Zoning code
CG
APN
04-44-25-21-0000B.0150
UPID
US18-4991676
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
AUTO REPAIR, GARAGE
Est. value
$3.9M
RESTAURANT
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$1.9M
AUTO REPAIR, GARAGE
RESTAURANT
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
1979
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.44 ac
Current owner
From public records · entity-resolved
Mec 199 Fort Myers Portfolio LLC
Entity
Free & Clear · 3 yrs held
Mailing address
41 FLATBUSH AVE STE 3C, BROOKLYN, NY 11217-1145
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2022
—
Mhc 199 Forty Myers Portfolio LLC
—
Deed
related
$250,000,000 · Goldman Sachs Bank USA
Jul 26, 2022
$3,097,500
Mec 199 Fort Myers Portfolio LLC
Fort Myers Self Storage LLC
Special Warranty Deed
—
Mar 3, 2011
$640,000
Fort Myers Self Storage LLC
W & R Robinson INC
Warranty Deed
$640,000 · W & R Robinson INC
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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