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Property profile & analytics
OFF-MARKET
Retail space
450 Old San Carlos Blvd G108 Fort Myers Beach, FL 33931-2148
Individually Owned
4-yr Hold
Free & Clear
Property ID
US18-3614850
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2010
Total area
671 SF
Lot
0.46 ac (20,021 SF)
Zoning code
CPD
APN
24-46-23-W3-04200.G108
UPID
US18-3614850
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
Vincent E Titus · 4 yrs held
Vincent E Titus
since 2021
Last sale
$215,000
7 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
$263
Tax year 2023
Assessed value
$17,452
Assessed 2023
Previous assessed
$94,208
-81.5% YoY
Effective rate
1.51%
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
671 SF
Lot
0.46 ac (20,021 SF)
Zoning code
CPD
APN
24-46-23-W3-04200.G108
UPID
US18-3614850
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
0.46 ac
Current owner
From public records · entity-resolved
Vincent E Titus
Individual
Free & Clear · 4 yrs held
Mailing address
300 SEMINOLE WAY, FORT MYERS BEACH, FL 33931-4232
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 2021
$215,000
Vincent E Titus
Harbour House At Inn Condo Assn INC
Warranty Deed
—
Aug 18, 2020
$148,000
Harbour Hse At The Inn Condo A
Edward P Assanowicz
Warranty Deed
$110,000 · Jeffery S Butcher
Nov 29, 2017
$134,300
Edward P Assanowicz
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
$535,200 · Shamrock Bank NA
—
—
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
—
—
Old San Carlos Inn Dev Group L
—
Deed Of Trust
related
$225,000 · Pete Rogge
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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