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Property profile & analytics
OFF-MARKET
Estimated value
$520,000
Retail space
450 Old San Carlos Blvd G102 Fort Myers Beach, FL 33931-2148
Entity Owned
3-yr Hold
Free & Clear
Property ID
US18-3149863
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Total area
367 SF
Lot
0.01 ac (368 SF)
Zoning code
CPD
APN
24-46-23-W3-04200.G102
UPID
US18-3149863
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
-
Harbour House at the Inn Hotel & Motel
-
Andrew Ranney Realtor Real Estate Agency
-
Paradise Realty of Southwest Florida, LLC Real Estate Agency
-
Fort Myers Beach Real Estate Real Estate Agency
-
Matanzas Pass Mooring Field Marina Hotel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$545k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$520k
Owner & transaction history
I Dream Ice Cream INC · 3 yrs held
I Dream Ice Cream INC
since 2023
Last sale
$500,000
7 recorded transactions
Zoning & alternative use
CPD · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$345,000
+198.1%
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 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
$545,000
ML approach
$545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$345,000
Change: +198% · Conversion: Easy
Blend value · Realmo final
$520k
Range $468k – $572k · ±10% · vs last sale $500k (Jul 19 2023)
Last sale anchor
$500k
Jul 19 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
$1,417 / 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
$254
Tax year 2023
Assessed value
$17,452
Assessed 2023
Previous assessed
$110,687
-84.2% YoY
Effective rate
1.46%
On assessed value
Assessed improvement
$17,452
Improvement market value
$17,452
Total market value
$17,452
Applied tax rate
277.0000
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
2010
Heating
NONE
Stories
1
Bathrooms
1
Total area
367 SF
Lot
0.01 ac (368 SF)
Zoning code
CPD
APN
24-46-23-W3-04200.G102
UPID
US18-3149863
Jurisdiction
LEE
Zoning & alternative use
CPD · Fort Myers Beach, FL
Zoning CPD · permitted uses
CPD · Fort Myers Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Fort Myers Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$345,000
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
2010
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.01 ac
Current owner
From public records · entity-resolved
I Dream Ice Cream INC
Entity
Free & Clear · 3 yrs held
Mailing address
702 EARLS BCH RD, MIDDLE RIVER, MD 21220-1215
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 19, 2023
$500,000
I Dream Ice Cream INC
Daniel S Larsen
Warranty Deed
—
Feb 18, 2020
$151,000
Landings,larsens Family Trust
Djurin Properties LLC
Warranty Deed
—
Jun 1, 2017
$112,500
Djurin Properties LLC
Old San Carlos Inn Dev Group L
Warranty Deed
—
—
—
Old San Carlos Inn Dev Group L
—
Deed Of Trust
related
$3,562,008 · Royal Palm Bank Of Florida
—
—
Old San Carlos Inn Dev Group L
—
Deed Of Trust
related
$1,728,111 · First National Bank
—
—
Old San Carlos Inn Dev Group L
—
Deed Of Trust
related
$225,000 · Pete Rogge
—
—
Old San Carlos Inn Dev Group L
—
Deed Of Trust
related
$2,100,182 · First National Bank
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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