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Property profile & analytics
OFF-MARKET
Estimated value
$1,125,000
Strip malls
4351 Hancock Brg Pkwy 4359 North Fort Myers, FL 33903-4250
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US18-5115295
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,100 SF
Lot
0.97 ac (42,048 SF)
Zoning code
C-1A
APN
09-44-24-13-00008.1000
UPID
US18-5115295
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
$1.24M
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
$882k
Blend (final)
Blend
$1.13M
Owner & transaction history
Daniel S Fay · 2 yrs held
Daniel S Fay
since 2023
Last sale
$1.1M
5 recorded transactions
Zoning & alternative use
C-1A · North Fort Myers, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+51.8%
Office building
$1.4M
+15.8%
Medical building
$1.4M
+12.4%
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 North Fort Myers submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North 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
$1,195,000
ML approach
$1,240,000
CAP Approach
CAP Return
Estimation
6%
$1,350,000
6.5%
$1,245,000
7%
$1,155,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,205,000
Current use
COMMERCIAL (GENERAL)
$1,830,000
Change: +52% · Conversion: Easy
OFFICE BUILDING
$1,395,000
Change: +16% · Conversion: Moderate
MEDICAL BUILDING
$1,355,000
Change: +12% · Conversion: Difficult
RETAIL STORES
$1,330,000
Change: +10% · Conversion: Easy
INDUSTRIAL (GENERAL)
$995,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.13M
Range $1.01M – $1.24M · ±10% · vs last sale $1.10M (Jul 20 2023)
Last sale anchor
$1.10M
Jul 20 2023
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
$221 / 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
$9,403
Tax year 2023
Assessed value
$690,420
Assessed 2023
Previous assessed
$599,921
+15.1% YoY
Effective rate
1.36%
On assessed value
Assessed land
$392,392
Assessed improvement
$298,028
Land market value
$392,392
Improvement market value
$298,028
Total market value
$690,420
Applied tax rate
37.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
5,100 SF
Lot
0.97 ac (42,048 SF)
Zoning code
C-1A
APN
09-44-24-13-00008.1000
UPID
US18-5115295
Jurisdiction
LEE
Zoning & alternative use
C-1A · North Fort Myers, FL
Zoning C-1A · permitted uses
C-1A · North Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
North Fort Myers. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.8M
OFFICE BUILDING
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.4M
RETAIL STORES
Est. value
$1.3M
INDUSTRIAL (GENERAL)
Est. value
$995,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
RETAIL STORES
INDUSTRIAL (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
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Daniel S Fay
Individual
Mailing address
3939 GOMER RD, ELIDA, OH 45807-9504
Ownership since
2023
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
Jul 20, 2023
$1,100,000
Daniel S Fay
J Keith Powell
Warranty Deed
$830,772 · State Bank & Trust Co
Mar 4, 2020
—
J Keith Powell
J Keith Powell
Quit Claim Deed
related
$487,500 · Inspired Funding LLC
Nov 21, 2016
$785,000
Powell,j Keith Trust
Mccarthy,henry & Pamela
Warranty Deed
$777,500 · Mccarthy Henry & P Tr (pt)
Sep 19, 2012
—
Mccarthy Henry & Pamela Trust
Mccarthy,henry J
Quit Claim Deed
related
—
Jan 8, 2007
$1,000,000
Henry J Mccarthy
Sutton,betty G H
Grant Deed
—
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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