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Property profile & analytics
OFF-MARKET
Hotels
450 Old San Carlos Blvd G105 Fort Myers Beach, FL 33931-2148
Entity Owned
12-yr Hold
Free & Clear
Property ID
US18-3711979
Property profile
Verified
Property type
Hotels
Use group
HOTEL/MOTEL
Year built
2010
Total area
255 SF
Lot
0.01 ac (259 SF)
Zoning code
CPD
APN
24-46-23-W3-04200.G105
UPID
US18-3711979
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Harbour Hse Of Inn Condo Assn INC · 12 yrs held
Harbour Hse Of Inn Condo Assn INC
since 2013
4 recorded transactions
Zoning & alternative use
CPD · Fort Myers Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$251
Tax year 2023
Assessed value
$17,452
Assessed 2023
Previous assessed
$101,554
-82.8% YoY
Effective rate
1.44%
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
Hotels
Use group
HOTEL/MOTEL
Status
Off-Market
Year built
2010
Heating
NONE
Stories
1
Bathrooms
1
Total area
255 SF
Lot
0.01 ac (259 SF)
Zoning code
CPD
APN
24-46-23-W3-04200.G105
UPID
US18-3711979
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.
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
Harbour Hse Of Inn Condo Assn INC
Entity
Free & Clear · 12 yrs held
Mailing address
PO BOX 152047, CAPE CORAL, FL 33915-2047
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2013
—
Harbour Hse Of Inn Condo Assn INC
Old San Carlos Inn Dev Group L
Warranty Deed
—
Aug 29, 2011
—
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
$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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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