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Property profile & analytics
OFF-MARKET
Estimated value
$1,520,000
Turn key restaurants
4721 Vincennes Blvd, Cape Coral, FL 33904-9113
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-0281395
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,472 SF
Lot
0.17 ac (7,375 SF)
Zoning code
SC
APN
07-45-24-C4-00360.0080
UPID
US18-0281395
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
-
Cheap Auto Insurance Quotes Marketing & Advertising
-
Front Porch Social Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.54M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.49M
Blend (final)
Blend
$1.52M
Owner & transaction history
Grayle Re Ventures LLC · 3 yrs held
Grayle Re Ventures LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
SC · Cape Coral, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+53.1%
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 Cape Coral submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cape Coral 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
$1,770,000
ML approach
$1,535,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,140,000
Current use
AUTO REPAIR, GARAGE
$1,745,000
Change: +53% · Conversion: Difficult
COMMERCIAL (GENERAL)
$985,000
Change: -13% · Conversion: Easy
Blend value · Realmo final
$1.52M
Range $1.37M – $1.67M · ±10% · vs last sale $1.53M (May 12 2023)
Last sale anchor
$1.53M
May 12 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
$615 / 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
$13,419
Tax year 2023
Assessed value
$751,037
Assessed 2023
Previous assessed
$738,132
+1.7% YoY
Effective rate
1.79%
On assessed value
Assessed land
$82,209
Assessed improvement
$668,828
Land market value
$82,209
Improvement market value
$668,828
Total market value
$751,037
Applied tax rate
56.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
AC.PACKAGE
Stories
1
Total area
2,472 SF
Lot
0.17 ac (7,375 SF)
Zoning code
SC
APN
07-45-24-C4-00360.0080
UPID
US18-0281395
Jurisdiction
LEE
Zoning & alternative use
SC · Cape Coral, FL
Zoning SC · permitted uses
SC · Cape Coral, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cape Coral. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$985,000
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Grayle Re Ventures LLC
Entity
Mailing address
2104 SE 21ST CT, CAPE CORAL, FL 33990-4768
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 12, 2023
$1,530,000
Grayle Re Ventures LLC
This Little Piggy Holding Company L
Warranty Deed
—
Jul 26, 2022
—
This Little Piggy Holding Company L
—
Deed
related
$900,000 · Apex Community FCU
Aug 3, 2021
—
This Little Piggy Holding Company L
—
Deed
related
$750,000 · Apex Commercial Capital Corp
Jan 21, 2020
$1,300,000
This Little Piggy Holding Co L
M Alan Hendry Investments LLC
Grant Deed
$500,000 · Vincennes Duval LLC
Jun 14, 2019
—
M Alan Hendry Investments LLC
—
Trustees Deed
related
$200,000 · Vincennes Duval LLC
Jun 24, 2016
$300,000
M Alan Hendry Investments LLC
Vincennes-47th Terrace LLC
Warranty Deed
$250,000 · Ll Wayne Investment LLC
Nov 6, 2013
$100
Vincennes-47th Terrace LLC
Saluz,remy Coc
Trustees Deed
related
—
May 30, 2007
—
Remy Saluz
Vincennes Trust 4721
Quit Claim Deed
related
—
Jul 28, 2006
—
Trust 4721 Vincennes
Saluz,remy
Warranty Deed
—
Jun 9, 2005
$611,000
Remy Saluz
Austria Corp
Warranty Deed
$160,000 · Waltraud Holzinger
Nov 4, 2003
$430,000
Austria Corp
Funk,horst & Gabrielle
Grant Deed
—
Feb 1, 2000
$200,000
Horst Funk
Reich,stanley & Tamara
Grant Deed
$50,000 · Seller
—
—
Remy Saluz
—
Deed Of Trust
related
$160,000 · Edison National Bank
—
—
Horst Funk
—
Deed Of Trust
related
$33,000 · Frank D Dalessandro
—
—
Austria Corp
—
Deed Of Trust
related
$340,000 · Waltraud Holzinger
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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