4661 Laredo Ave Fort Myers, FL 33905
Entity Owned
4-yr Hold
Free & Clear
Estimated value (blended)
$4.98M
Range $4.48M – $5.48M (±10%)
Implied cap rate
5.10%
In-place · NOI ÷ last sale
Property ID
US18-3696305
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Construction
STEEL FRAME
Total area
25,000 SF
Lot
5.08 ac (221,459 SF)
Zoning code
IL
APN
16-44-25-P4-00300.0190
UPID
US18-3696305
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.81M
CAP Approach
CAP
$3.92M
Comparable Approach
Comparable
$5.88M
Blend (final)
Blend
$4.98M
Owner & transaction history
since 2022
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
IL · Fort Myers, FL
Zoning description
The IL District is established in order to protect light industrial uses, promote and protect future development of the district in light industrial usage.
General category
INDUSTRIAL
Top alternative use upside
Commercial (general)
$9.0M
+44.8%
Office building
$6.8M
+10.5%
Medical building
$6.6M
+7.3%
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 7 comparables with addresses
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$4.98M
Value range
$4.48M – $5.48M
±10% around blend
Estimated value / SF
$199 / SF
Confidence
High
7 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
70
$4.48M
blend $4.98M
$5.48M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
25,000 SF
Lot area
5.08 ac
Year built
2008
Stories
1
APN
16-44-25-P4-00300.0190
Assessed value
$3,147,286
Annual tax
$53,141
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.92M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.25M
@ 6.5% CAP return
$3.92M
@ 7% CAP return
$3.64M
4
Sales comparison
Partial preview
Sales approach indication
$4.49M
Weighted, 7 comps · high confidence
Evidence
7 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.5 mi away · 26,730 SF
4.4 mi away · 18,219 SF
4.6 mi away · 29,157 SF
6.2 mi away · 30,884 SF
10.9 mi away · 20,250 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.98M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 37 sales
$248
-20%
Submarket 498 sales
$190
+5%
County 735 sales
$205
-3%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $199/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+45%
vs current-use indication
Office Building
Medical Building
Retail Stores
Warehouse, Storage · current use
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
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 7 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
5.10%
Implied, in-place cap rate for this warehouses
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.10%
9.0%
NOI (est.)
$385k *
Last sale · Mar 2022
$5.50M
* 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$7.55M
Move the market yield to see immediate price impact.
Value / SF
$302
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
4.60%5.10%5.60%
$347k
$7.53M
$6.79M
$6.19M
$385k
$8.37M
$7.55M
$6.88M
$424k
$9.21M
$8.30M
$7.56M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
7 found
High confidence · county-verified
Closest comparable
$3.00M
1.2 mi · Feb 2026 · $150/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$53,141
Tax year 2023
Assessed value
$3,147,286
Assessed 2023
Previous assessed
$1,937,892
+62.4% YoY
Effective rate
1.69%
On assessed value
Assessed land
$984,301
Assessed improvement
$2,162,985
Land market value
$984,301
Improvement market value
$2,162,985
Total market value
$3,147,286
Applied tax rate
90.0000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
2008
Construction
STEEL FRAME
Heating
NONE
Cooling
NONE
Buildings
2
Stories
1
Bathrooms
2
Total area
25,000 SF
Lot
5.08 ac (221,459 SF)
Zoning code
IL
APN
16-44-25-P4-00300.0190
UPID
US18-3696305
Jurisdiction
LEE
Zoning & alternative use
IL · Fort Myers, FLZoning IL · permitted uses
IL · Fort Myers, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The IL District is established in order to protect light industrial uses, promote and protect future development of the district in light industrial usage.
General category
INDUSTRIAL
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
2008
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
2
Lot
5.08 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
IL
INDUSTRIAL
Jurisdiction
Fort Myers, FL
Recorded code
IL
Official district
IL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IL in Fort Myers, FL.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Cited sourceThe exact document the profile quotes
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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