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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Retail space
4110 Palm Bch Blvd Fort Myers, FL 33916-3411
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-5265685
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1978
Construction
FRAME
Total area
1,984 SF
Lot
0.7 ac (30,309 SF)
Zoning code
C1
APN
08-44-25-P2-0280C.0030
UPID
US18-5265685
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
-
Metro by T-Mobile Mobile Phone Store Electronics & Wireless Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$830k
Owner & transaction history
Sonia Flanagan · 1 yrs held
Sonia Flanagan
since 2025
Last sale
$870,000
7 recorded transactions
Zoning & alternative use
C1 · Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$710,000
+37.8%
Office building
$545,000
+5.2%
Medical building
$525,000
+2.1%
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
$785,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$515,000
Current use
COMMERCIAL (GENERAL)
$710,000
Change: +38% · Conversion: Easy
OFFICE BUILDING
$545,000
Change: +5% · Conversion: Easy
MEDICAL BUILDING
$525,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $870k (Mar 24 2025)
Last sale anchor
$870k
Mar 24 2025
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
$418 / 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
$5,784
Tax year 2023
Assessed value
$288,458
Assessed 2023
Previous assessed
$216,100
+33.5% YoY
Effective rate
2.01%
On assessed value
Assessed land
$141,185
Assessed improvement
$147,273
Land market value
$141,185
Improvement market value
$147,273
Total market value
$288,458
Applied tax rate
89.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1978
Construction
FRAME
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
1,984 SF
Lot
0.7 ac (30,309 SF)
Zoning code
C1
APN
08-44-25-P2-0280C.0030
UPID
US18-5265685
Jurisdiction
LEE
Zoning & alternative use
C1 · Fort Myers, FL
Zoning C1 · permitted uses
C1 · 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
RETAIL STORES Current
Est. value
$515,000
COMMERCIAL (GENERAL)
Est. value
$710,000
OFFICE BUILDING
Est. value
$545,000
MEDICAL BUILDING
Est. value
$525,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
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
1978
Construction
FRAME
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Sonia Flanagan
Individual
Mailing address
1720 WERNER DR, ALVA, FL 33920-3543
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 24, 2025
$870,000
Sonia Flanagan
El Patron LLC
Deed
$609,000 · Sonia Flanagan
Mar 27, 2018
—
El Patron LLC
—
Deed
related
$77,588 · Cottrell Legacy LLC
Dec 9, 2016
—
Soniae Flanagan
Flanagan,edward
Quit Claim Deed
related
—
Jan 2, 2013
$177,500
El Patron LLC
Cottrell Legacy LLC
Warranty Deed
$100,000 · Cottrell Legacy LLC
Aug 7, 2012
—
Cottrell Legacy LLC
Cottrell,charles S & Jane A
Quit Claim Deed
related
—
Jul 23, 2012
—
Cottrell Legacy LLC
Cottrell,charles S & Jane A
Quit Claim Deed
—
Jul 19, 2012
—
Charles S Cottrell
Arnold,james P & Carita W
Warranty Deed
—
Nov 13, 2008
—
Charles S Cottrell
Cottrell Charles W Trust
Quit Claim Deed
related
—
—
—
El Patron LLC
—
Loan Modification
related
$77,588 · Cottrell Legacy LLC
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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