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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Warehouses
450 Hbr Ct Fort Myers Beach, FL 33931-2112
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US18-4165870
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1987
Construction
STEEL FRAME
Total area
17,696 SF
Lot
1.79 ac (78,000 SF)
Zoning code
CM
APN
24-46-23-W3-00026.0020
UPID
US18-4165870
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
-
CRC Charters, LLC (Bike/Boat/Book/etc) Store
-
Moss Marina Boat Rental Service Boat Repair Shop
-
Pelican Bay Charters (Bike/Boat/Book/etc) Store
-
Flats Hound Fishing Charters Tour Operator Travel Agency
-
Cruisin' Tikis Fort Myers Beach (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.78M
Comparable Approach
Comparable
$2.77M
Blend (final)
Blend
$2.42M
Owner & transaction history
Freeland Fl Holdings LLC · 5 yrs held
Freeland Fl Holdings LLC
since 2021
2 recorded transactions
Zoning & alternative use
CM · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Commercial Marina
General category
COMMERCIAL
Zone area
7.25 ac
Source
Realmo
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 Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fort Myers Beach 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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,005,000
6.5%
$2,775,000
7%
$2,580,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$3,620,000
Current use
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±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
$137 / 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
$34,826
Tax year 2023
Assessed value
$2,026,200
Assessed 2023
Previous assessed
$1,930,366
+5.0% YoY
Effective rate
1.72%
On assessed value
Assessed land
$1,468,210
Assessed improvement
$557,990
Land market value
$1,468,210
Improvement market value
$557,990
Total market value
$2,026,200
Applied tax rate
32.0000
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
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1987
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Total area
17,696 SF
Lot
1.79 ac (78,000 SF)
Zoning code
CM
APN
24-46-23-W3-00026.0020
UPID
US18-4165870
Jurisdiction
LEE
Zoning & alternative use
CM · Fort Myers Beach, FLZoning CM · permitted uses
CM · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Commercial Marina
General category
COMMERCIAL
Zone area
7.25 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$3.6M
WAREHOUSE, STORAGE Current
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
1987
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
1.79 ac
Current owner
From public records · entity-resolved
Freeland Fl Holdings LLC
Entity
Free & Clear · 5 yrs held
Mailing address
5333 HICKORY HOLW PKWY, ANTIOCH, TN 37013-3109
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2021
—
Freeland Fl Holdings LLC
George T Freeland
Quit Claim Deed
—
Dec 22, 2008
—
George T Freeland
South Gate Motors INC
Warranty 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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