Entity Owned Property summary
AI-generated overview
A fully remodeled commercial office building previously operated as a real estate office, featuring a bright interior and an updated roof. Interior improvements include recently installed flooring, and the building has impact-rated hurricane doors and windows. The property is accessible via an ADA-accessible ramp and includes a layout designed with two access points to support ingress and egress. It is situated on a prominent corner location along the Pine Island Road corridor near Matlacha, where traffic volume is reported at approximately 16,100 AADT, and it offers extensive parking. The listing further states the property has never flooded, and it is configured to support office and professional uses, including medical office, retail showroom, or boutique-type uses, subject to applicable zoning and permitting requirements.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,536 SF
Lot
0.3 ac (13,199 SF)
Zoning code
C-1
APN
24-44-22-07-00000.0430
UPID
US18-3454634
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Property Management Company Home Builder
-
Real Estate Agency
-
Real Estate Agency
-
Tour Operator Travel Agency
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$865k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$920k
Owner & transaction history
since 2026
Last sale
$895,000
7 recorded transactions
Zoning & alternative use
C-1 · Matlacha, FL
Top alternative use upside
Auto repair, garage
$1.1M
+227.1%
Commercial (general)
$610,000
+84.9%
Neighborhood: shopping center
$565,000
+70.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 15 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$920k
Value range
$828k – $1.01M
±10% around blend
Estimated value / SF
$599 / SF
Confidence
High
15 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
100
$828k
blend $920k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,536 SF
Lot area
0.3 ac
Year built
2005
Stories
1
APN
24-44-22-07-00000.0430
Zoning
C-1
Assessed value
$418,764
Annual tax
$6,266
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$634k
Weighted, 15 comps · high confidence
Evidence
15 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
8.0 mi away · 1,629 SF
8.5 mi away · 1,982 SF
12.5 mi away · 1,368 SF
12.7 mi away · 1,085 SF
12.9 mi away · 1,976 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$920k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 112 sales
$216
+178%
County 751 sales
$290
+107%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $599/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+227%
vs current-use indication
Commercial (general)
Neighborhood: Shopping Center
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 15 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
2.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
NOI (est.)
$63k *
Last sale · Mar 2022
$895k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$2.51M
Move the market yield to see immediate price impact.
Value / SF
$1,632
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
2.00%2.50%3.00%
$56k
$2.82M
$2.26M
$1.88M
$63k
$3.13M
$2.51M
$2.09M
$69k
$3.45M
$2.76M
$2.30M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
15 found
High confidence · county-verified
Closest comparable
$600k
3.0 mi · Apr 2026 · $538/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,266
Tax year 2023
Assessed value
$418,764
Assessed 2023
Previous assessed
$342,278
+22.3% YoY
Effective rate
1.50%
On assessed value
Assessed land
$238,209
Assessed improvement
$180,555
Land market value
$238,209
Improvement market value
$180,555
Total market value
$418,764
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
1,536 SF
Lot
0.3 ac (13,199 SF)
Zoning code
C-1
APN
24-44-22-07-00000.0430
UPID
US18-3454634
Jurisdiction
LEE
Zoning & alternative use
C-1 · Matlacha, FLZoning C-1 · permitted uses
C-1 · Matlacha, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
C-1
Jurisdiction
Matlacha, FL
Recorded code
C-1
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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